Town of Glenville
Planning and Zoning Commission
Monday, October 13, 2008
Glenville Municipal Center
18 Glenridge Road
Glenville, NY 12302
Present: Chairman Mike Carr, Walter Pryne, Tom Bodden, Mark Storti, Jim Gibney, and Chris Casey
Excused: Steve Marsh
Also Attending: Margaret Huff, Town Attorney, Edward Rosenberg, Town Councilman, Paul Borisenko, Building Inspector, and Chris Flanders, Recording Secretary
1. Approval of the minutes of the August 11, 2008 meeting
Motion: C. Casey Seconded: Mark Storti
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
2. Paul Cassillo, Donna Mae Cassillo and Marilyn Cardinal Minor (2-lot) Subdivision
182 Maple Avenue and Glenridge Road (Preliminary)
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 and asked for questions.
M. Carr said there were several issues. First, he asked what, if any, plans are for the remainder of the property. He asked that if there are no plans for further subdivision, that the applicants put that statement in writing. If there are plans, the Commission would like the applicants to provide a concept sketch. Second, the Commission is concerned about the impact of the proposed roundabout to be located at the corner of Maple Avenue and Glenridge Road. This could involve takings and possible wetland swaps. D. Rabideau said it would not impact a private landowner. M. Storti said the land swap would not need to be adjacent to the site. It could be in the region of Cozy Dale Park, for example. The third question that the Commission considered is the sight distance. D.
Rabideau said it is adequate; there are no issues. Fourth, the Commission asked about plans to connect to sewers. D. Rabideau stated the plan is to connect the existing home to sewers should the current system fail; any new homes would also connect after petitioning the town to be included in the district. There is a note to that effect on the plan.
Planning and Zoning Commission Minutes
October 13, 2008
Page 2
T. Bodden stated that it is in the best interests of the land owner to find out the limitations of the land for further development considering the proposed roundabout, setbacks for that roundabout, wetlands, buffers, and difficult access; a concept for subdivision of the remaining land would be helpful.
MOTION
In the matter of the preliminary minor subdivision application by Cassillo, Cassillo, and Cardinal for a two-lot subdivision located at 182 Maple Avenue, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1) If the property will not be subdivided within 18 months, a letter stating same is requested.
2) If plans are for the property to be subdivided, a draft concept for the lot layout and access is requested.
3) It is noted that notes requested by the Glenville Environmental Conservation Commission have been added to the map.
The commission hereby schedules a public hearing for November 10 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for November 10, nine (9) copies of the revised subdivision map and/or requested information must be submitted to the Town of Glenville Planning Department no later than 14 calendar days prior to the public hearing.
Motion: M. Storti Seconded: T. Bodden
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
3. Michael & Anita Scaccia Minor (2-lot) Subdivision
674 Sacandaga Road (Preliminary)
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 represented the applicants. He said preliminary approval was previously denied as the lots would be non-conforming. The applicant was granted a variance by the Zoning Board of Appeals and is now before the Planning and Zoning Commission to pursue his minor subdivision application.
Planning and Zoning Commission Minutes
October 13, 2008
Page 3
He stated there will be less than one acre of land disturbance and an engineered septic system, subject to county approval, is proposed.
M. Carr asked about the location of the house – behind an existing dwelling. J. Bianchi said there is a substantial buffer of about 300-400 feet. Mr. Scaccia added that many of his neighbors attended the hearing held by the ZBA, and only one had any issues with this proposal, citing deer migration.
J. Bianchi said NYS Department of Transportation is aware of the project; he will make formal application if the applicant receives subdivision approval.
The Commission reviewed aerial views noting tree lines and the placement of the nearest house. It was also noted the driveway is approximately 550’ and a letter from the local fire departments approving of the driveway and the load it can carry for emergency vehicles. Mr. Scaccia noted the property is actually in two fire districts, and he will obtain approval letters from both fire chiefs.
MOTION
In the matter of the preliminary minor subdivision application by Anita and Michael Scaccia for a two-lot subdivision located at 674 Sacandaga Road, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1) The applicant is to provide approval letters from the local fire departments for access of emergency vehicles.
The commission hereby schedules a public hearing for November 10 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for November 10, nine (9) copies of the revised subdivision map and/or requested information must be submitted to the Town of Glenville Planning Department no later than 14 calendar days prior to the public hearing.
Motion: M. Storti Seconded: J. Gibney
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
Planning and Zoning Commission Minutes
October 13, 2008
Page 4
Development, thereby allowing the applicant to seek construction of condominiums instead of the previously approved office building.
Gary Bordeau and attorney Donald Zee were present to address the Commission. Mr. Zee said the Town Board requested the number of units be reduced to 16. This has been done with eight units in two buildings. There is an underground stormwater management plan being prepared. G. Bordeau said each unit will be about 1,100 sq. ft. and be priced at about $179,900.
M. Carr noted the distance from Skyway Drive and asked if the applicant has approached DOT regarding the curb cut. Mr. Zee said they have not formally approached DOT yet, but DOT did approve the curb cut previously when the commercial building was approved. The traffic volume with condos will be significantly less than a commercial building. D. Zee noted that the Town Board made a SEQR determination and issued a Negative Declaration. G. Bordeau said the entrance is the same, just slightly north of the original location.
J. Gibney mentioned the easements shown and G. Bordeau said the sewer runs along the easement to the north along the property line.
Discussion followed regarding parking. D. Zee said the condo regulations/offering plan do not allow storage in the garages; they are for parking only. P. Borisenko said a minimum of 24 parking spaces is required. One handicap parking space is required for every 25 spaces. G. Bordeau thought he could add spaces to the total 21 shown by placing them to the south. M. Carr said he would like to see the applicant meet the minimum number of spaces, 24, with out including the garage spaces themselves. He said he would also like to see something in writing from DOT regarding the curb cut.
M. Storti asked what the garages would look like from Skyway Drive. G. Bordeau said they would be vinyl sided with 6’ trees, which is an addition to the existing screening. M. Storti asked if the trees could be white pines, and Mr. Bordeau agreed. M. Storti said the planting notes need to be defined; G. Bordeau said he will prepare a landscaping plan with details.
T. Bodden asked what impervious surface limitations are there, and what triggers the need for a Stormwater Pollution Prevention Plan. P. Borisenko said there is no limitation in this zoning.
M. Storti asked what type of stormwater management is planned. G. Bordeau said under the paved surface will be lineal trenches with stone and pipe to shallow basins in the front of the property. The condos will be connected to the municipal sewer system.
T. Bodden asked about snow removal. G. Bordeau said it will be plowed to stormwater management areas, and if parking is added, snow could be pushed beyond that area, as well. He will talk to the engineer about moving the trees slightly to accommodate more snow storage.
When asked, G. Bordeau said he hopes to break ground in the spring of 2009.
Planning and Zoning Commission Minutes
October 13, 2008
Page 5
Lighting was discussed, with the emphasis on preventing light spillover. G. Bordeau said he uses period style fixtures, aimed downward in the parking area and there are lights on the garage buildings and the condo buildings, and at the entrance. G. Bordeau said he would prepare a lighting plan for the Commission to review.
MOTION
In the matter of the preliminary site plan review application by Gary Bordeau for a Planned Unit Development, 16 condominiums, located at 69 Saratoga Road, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary approval are as follows:
1. The applicant is to provide a letter from NYS Department of Transportation approving the curb cut or a copy of the previous curb cut approval of the previously approved commercial application.
2. A stormwater management plan and other recommendations per GECC minutes of 5/19/08.
These are: Items to be addressed are as follows:
· The stormwater management system’s design must be reviewed by an independent engineer at the applicant’s expense.
· The Palmer house entrance must be maintained by the applicant.
· Formation of a drainage district for the condominiums and the Dover Place homes must be completed before build-out.
· The fact that the utility easement was deeded to the town must be confirmed.
· The easement must be kept clear for emergency vehicles and maintenance.
3. Connection to the municipal sewer system.
4. The applicant is to provide a copy of the condo association offering plan.
5. The applicant is to provide a lighting plan.
6. The applicant is to provide a landscaping plan.
7. A minimum of 24 parking spaces are to be shown on the map and are not to include garage parking.
8. The buildings are to be in color schemes and of architectural style as depicted in renderings shown at PZC meeting of 10/13/2008.
9. Per Schenectady County comments, the applicant is asked to consider installation of sidewalks in front of the project.
The Commission hereby schedules a public hearing for November 10th to consider the final site plan review application for this particular project. However, in order for the Commission to schedule a public hearing for November 10, 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: M. Storti Seconded: T. Bodden
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
Planning and Zoning Commission Minutes
October 13, 2008
Page 6
The next meeting of the Town of Glenville Planning and Zoning Commission is to be held on Monday, November 10, 2008. The agenda meeting will be held on Monday, November 3, 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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