Town of Glenville
Planning and Zoning Commission
Monday, February 11, 2008
Glenville Municipal Center
18 Glenridge Road
Glenville, NY 12302
Present: Chairman Mike Carr, Walter Pryne, Tom Bodden, Mark Storti, Chris Casey, Steve Marsh, and Jim Gibney
Also Attending: Kevin Corcoran, Town Planner, Margaret Huff, Town Attorney, Paul Borisenko, Building Inspector, and Chris Flanders, Recording Secretary
1. Approval of the minutes of the January 14, 2008 meeting
Motion: M. Storti Seconded: J. Gibney
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
2. Lee Rosen and Howard Carr Review of Proposed
Glenridge Road Architecture for the
Hampton Run Project
The applicant has revised the building architecture for the Hampton Run apartment buildings so as to eliminate the long, single-plane roofline that characterized the rear elevation of the previous submission.
Lee Rosen was present to address the Commission. He explained that revisions to the rear roof lines were suggested at the agenda meeting. He provided new elevations and siding color samples. He pointed out a minor change to the renderings as the ‘cricket’ behind the small gable was problematic structurally and for snow melt and drainage.
M. Carr said the major concern of the Commission was the appearance of the rear of the buildings which will face other businesses and buildings and the modifications are satisfactory.
MOTION
In the matter of the request for architecture review of the proposed Hampton Run apartment buildings by Howard Carr and Lee Rosen, to be located off of Glenridge Road, the Planning and Zoning Commission approves the architectural design of the buildings, (scaled drawings dated 2/11/08), facades and colors per renderings and color submissions dated February 4, 2008; said color rendering is attached and made part of these minutes.
Motion: M. Storti Seconded: T. Bodden
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 2
3. Ann Young Minor (2-lot) Subdivision
24 Spring Road (access off Dalton Road) (Preliminary – Continued
from January)
This proposal calls for the creation of a 0.95-acre parcel from an existing 4.6-acre parcel. Public water and a septic system are proposed for the new lot. The site is located approximately 450 feet east of Spring Road, on the north side of Dalton Road. The project site is zoned Suburban Residential.
Joe Hammond, Buckman and Whitbeck, represented Ms. Young. M. Carr noted the issue of ownership of the road has been resolved; the Commission’s town attorney, Peg Huff, has completed her research and determined that Dalton Road is in fact a town user road. He asked if the applicant is comfortable with an easement, if necessary, for water line installation. J. Hammond responded yes. He also said he would submit preliminary designs for the water lines.
MOTION
In the matter of the preliminary minor subdivision application by Ann Young for a two-lot subdivision located at 24 Spring Road with access from Dalton Road, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. Submission of a preliminary design for water line plans.
The commission hereby schedules a public hearing for March 10, 2008 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for March 10th, 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: 7 Noes: 0 Absent: 0
MOTION CARRIED
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 3
4. David Pahl Major (7-lot) Subdivision
96 Pashley Road (Preliminary – Continued
from January)
The applicant is proposing to subdivide a 5.34-acre parcel into 7 residential building lots. Each lot would be served by public water and an individual septic system. The property is located south of Pashley Road and west of Colin Drive. The property is zoned Suburban Residential.
Surveyor Gil VanGuilder represented Mr. Pahl in this application. He started with the concept plan for Phase 3. He said many ideas were discussed with the resulting adjustments:
· Initial request to evaluate access from the rear of the lots – the owner feels the lots would be hard to market as double-frontage lots and the setback requirements that would have to be met. Homeowners traditionally use their rear yard for recreation and would not want a road to the rear of their property.
· Sight distance issues – G. VanGuilder met with Latimer Schmidt, Schenectady County Director of Engineering, and Planner I Michael S. Burns on site. The layout plans for the driveways exceed ASHTO minimum reference standards. The driveways on the other side of Pashley Road are consistent with this type of placement. Correspondence received from Lat Schmidt corroborates this information.
· Avoiding the use of Elm Lane by connecting access road to Pashley Road – Lat Schmidt was not in favor of this idea because of the close proximity of an existing intersection (Colin Drive). The 60’ right-of-way shown on the map was provided for future interconnection to Phase 3. The traffic generated by the new phase would most likely be evenly divided as to which exit/entrance direction drivers would use. M. Carr noted that Elm Lane was left with the paved stub for that purpose, and is similar to others located in the town.
· Buffer areas – Because Phase 1 lots are approximately 150’ deep, setback requirements and septic systems required the lots basically cleared to the rear property line. This concept proposal places a 35’ ‘no-cut’ buffer line between the lots. In time, vegetative growth will become an effective buffer.
· Department of Public Works vs. cul-de-sacs – Due to the difficulty for snow clean-up on cul-de-sacs, the town DPW discourages their use. The road now features an ‘eyebrow’ area with an island that will be dedicated to the town along with the street. Usually homeowners start maintaining the mowing, etc. of such areas. This new road layout resulted in the reduction of the number of lots by two.
G. VanGuilder said Schenectady County Health Department representatives were on site in early November and the percolation tests were satisfactory. He also noted that the County liked the grouping of the driveways, but to address the issue of maintenance, a small strip of land will be retained between them. The sight distances have been added to the plan.
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 4
G. VanGuilder stated that a Phase I Environmental review was done on the property during the original construction of Phase I of Colin Drive and Dorothy Lane, as a motorcycle repair shop is located nearby. Chairman Carr asked that a copy of the findings be supplied to the Commission.
M. Carr said the comments from the agenda meeting have been addressed. M. Storti asked if the developers are willing to leave large trees when practical, as the lots around the proposed site are well treed. G. VanGuilder stated that wording could be added to the plan to that effect. When asked, Paul Borisenko suggested trees 10-12 inches in diameter remain if possible.
Discussion followed regarding combined/shared driveways as opposed to the grouping of driveways. P. Borisenko said shared driveways and maintenance have been a problem and he has received complaints from homeowners regarding them. M. Carr stated that the county does not see justification of combining driveways on this collector road as sight distance is adequate.
MOTION
In the matter of the preliminary major subdivision application by David Pahl for a 7-lot subdivision located at 96 Pashley Road, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. Applicant is to provide copy of the Phase I Environmental Site Assessment prepared for Willow Brook, Phase 1.
2. A note is to be added to the subdivision plan stating that trees larger than 10” in diameter will be preserved as much as practical.
The commission hereby schedules a public hearing for March 10, 2008 to consider the final subdivision application. However, in order for the Commission to schedule a public hearing for March 10th, 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: M. Storti Seconded: T. Bodden
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
G. VanGuilder asked for clarification of which trees are to be considered, and M. Storti said specifically, the trees in the front yards.
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 5
5. Michael Carusso Minor (3-lot) Subdivision
Amsterdam Road & Alexander Avenue (Preliminary) and Conditional Use Permit
The applicant has proposed a minor subdivision that will result in the creation of three lots from the existing 2.4 +/- acre parent parcel. The new lots will have public water and private on-site wastewater treatment systems. Each lot is being targeted for a duplex, which triggers a conditional use permit application. The project site is located on the north side of Amsterdam Road, with rear frontage on Alexander Avenue, opposite Cramer Avenue. The property is zoned Suburban Residential.
The applicant was represented by Brett Steenburgh, the engineer for the applicant. He stated the proposed subdivision would create three conforming lots, meeting required setbacks. The duplexes would share driveways. Originally, the applicant was gaining water access from Alexander Avenue, but has since learned that water is available from Amsterdam Road, which will require significantly less earthwork. The site was mined for sand and gravel years ago and there is good percolation. The site primarily drains to the Department of Transportation’s drainage system in the right-of-way at Amsterdam Road. He does not anticipate any stormwater from Lot #1 to ever flow as far as the low area on Lot #3 because of the good percolation of the soil. The total disturbance is less than ¾ acre of
land; probably .6 acre, negating the need for a Stormwater Pollution Prevention Plan.
M. Carr read comments made at the agenda meeting as: 1) the water line coming into the rear of the buildings; this has been addressed, and, 2) drainage and runoff from the western-most lot: B. Steenburgh does not anticipate this as a problem.
S. Marsh asked about the old mine face and any impacts to the house on Lot #1. B. Steenburgh said any water from that area will be directed by grading around the front of the building to the NYS DOT system. Runoff to the rear of the building will go to a shallow swale. The slope is well vegetated.
B. Steenburgh affirmed there is sanitary sewer at the site, but no storm sewers.
M. Carr stated other comments that arose from the agenda meeting. He asked if the storm sewer outfall pipe located to the rear of Lot #1 may require an easement for town access, and B. Steenburgh stated an easement will be provided. He also stated he is aware that NYS DOT must approve any curb cuts and that the plans will be provided to DOT.
M. Carr asked if an erosion control plan that addresses the unique characteristics of the lot as a former borrow pit. B. Steenburgh said he does not believe that will be required because the vegetated slope area is not being disturbed and he will provide a statement to that effect.
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 6
M. Carr noted that the Planning and Zoning Commission would like an aerial view of the area of the location of the site in relation to homes around it.
J. Gibney remarked that the drainage swale needs to be well marked and is not to be filled in. A note regarding the swale on Lot #1 will be added to the map.
S. Marsh asked if topsoil needs to be brought into the site, and if so, does that count as ‘disturbed’ area. B. Steenburgh answered that this does go into the calculations.
P. Borisenko stated a SWPPP will not be required because the disturbance will be less than the one-acre threshold, but best management practices for erosion sediment control per the Department of Environmental Conservation will have to be followed.
A brief discussion followed about soils in this area. B. Steenburgh said the duplexes will probably have basements.
T. Bodden asked how the duplexes will be owned. B. Steenburgh said each will be owned individually. At the time of construction a subdivision line will be placed along the dividing wall between the duplex units creating a separate, individual property for each duplex unit. T. Bodden asked if this makes this application a major subdivision as there will be six deeds. B. Steenburgh said he will verify with the applicant what the intent is. Discussion followed regarding this issue; B. Steenburgh said the request is for three individual lots, and if only one owner per lot is allowed, that is satisfactory.
MOTION
In the matter of the preliminary minor subdivision application by Michael Carusso for a three- lot subdivision located at Amsterdam Road and Alexander Avenue, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. An easement is to be provided for town access to outfall pipe located near Lot #1.
2. Applicant agrees to best management practices in development of the site regarding erosion and sediment control.
3. The engineer will provide a statement regarding slope stability.
4. The swale must be defined on the map and wording regarding the preservation of that swale is also to be added.
5. The applicant agrees to connect the water lines in the front, not rear of the buildings.
6. The applicant agrees to submit the plan to the NYS Department of Transportation for the review of curb cuts.
7. An aerial photo of the parcel is to be provided to the Commission.
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 7
The Commission hereby schedules a public hearing for March 10, 2008 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for March 10th, 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: 7 Noes: 0 Absent: 0
MOTION CARRIED
6. Fortitech Holding Corporation Minor (2-lot) Subdivision
NYS Route 50 & Rudy Chase Drive and Site Plan Review
(Preliminary)
The applicant has proposed a minor (2-lot) subdivision that will result in the creation of a 20 +/- acre commercial building lot on the 759 +/- acre Schenectady County Airport property. The new lot will be used for the construction of a 48,000 +/- square foot warehouse to be owned by Fortitech Holding Corp. Public water and sanitary sewer service is available along Route 50 and will be extended to the site. The proposed lot is east of Route 50 and south of Rudy Chase Drive, in a Research/Development/Technology zoning district.
Due to possible conflicts of interest due to employment, Mark Storti and Steven Marsh recused themselves from this application.
Dan Tompkins, Environmental Design Partnership, addressed the Commission regarding this application. Also present was Dave Borisenok, president of Fortitech. D. Tompkins stated the applicant is looking to construct a warehouse and eventually expand with more buildings to the west and east of the proposed warehouse. He spoke with representatives of NYS DOT which would construct the access road. He also spoke with the fire chief of Thomas Corners Fire District who requested that until the new leg of the road is constructed, the current road stay in place for direct emergency access. D. Tompkins stated he would like to extend that time for an extra month or two, using ‘emergency access only’ signage once the certificate of occupancy is granted for the warehouse.
D. Tompkins said the plan is to fully box-out the frontage on Route 50. He also said there are no plans to change the treeline along Route 50 or along the neighboring lot. Sewer connection will be from the front of the parcel. In his preliminary comments, the fire chief also stated that he would request two fire hydrants with a partial loop extending around the building for future extension to other buildings.
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 8
Stormwater management will accommodate the warehouse and any future planned phases. All discharges will run to an existing water course that takes water off of Route 50 towards the south.
M. Carr questioned what affect would there be on the warehouse if the County and/or Metroplex do not extend Rudy Chase Drive. D. Tompkins explained there is a gravel construction access road used when the water and sewer were installed. Not extending Rudy Chase Drive would not be a ‘deal breaker’. Members voiced concerns about needing a town road to get to the warehouse; D. Tompkins said road frontage is necessary and is provided by Route 50, but the access road can be a privately-owned driveway. Rubble may be required to be added to the existing construction road, but it will hold up to heavy trucks. Discussion followed. P. Huff asked if the construction of the road is a condition of the purchase of the property, and D. Tompkins said he did not know if it is in writing. T. Bodden
said if there is any doubt that the road will be built, the Commission needs to know that.
T. Bodden asked if there is a fire danger due to the products being warehoused, and D. Tompkins said no; the building will have a sprinkler system. He also said the provided rendering is correct for Phase 1 of this project.
Kevin Corcoran noted that a Stormwater Pollution Prevention Plan is needed. D. Tompkins will provide the SWPPP.
MOTION
In the matter of the preliminary minor subdivision application by Fortitech Holding Corporation, for a two-lot subdivision located at Schenectady County Airport, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1) The final build-out plan will be connected to the extension of Rudy Chase Drive.
The Commission hereby schedules a public hearing for March 10, 2008 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for March 10th, 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: J. Gibney Seconded: T. Bodden
Vote: Ayes: 5 Noes: 0 Absent: 0 Abstaining: 2
MOTION CARRIED
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 9
MOTION
In the matter of the preliminary site plan review application by Fortitech Holding Corporation, for construction of a warehouse, located at Schenectady County Airport, the Planning and Zoning Commission hereby conditionally approves the application.
Conditions of preliminary approval are as follows:
1) Submission of a Stormwater Pollution Prevention Plan
2) The final build-out plan will be connected to the extension of Rudy Chase Drive
The Commission hereby schedules a public hearing for March 10, 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 March 10th, 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: 5 Noes: 0 Absent: 0 Abstaining: 2
MOTION CARRIED
7. Glenview Estates Site Plan Review
Swaggertown Road and Wagon Wheel Lane (Preliminary)
The applicant, Belmonte Builders, received approval to create a Residential Planned Development District from the Town Board on December 19, 2007. The project includes 59 single-family housing units and 16 duplex housing units. The entire project will be served with public water and sanitary sewer.
Travis Mitchell, Environmental Design Partnership, represented Belmonte Builders. He noted that a 61-lot subdivision was approved in 2006 with access from Wagon Wheel Lane and Swaggertown Road. In December of 2007, the applicant requested an amendment to allow a Planned Development District; this was approved by the Town Board. Phase 2 consists of 33 single-family homes and 16 twin home units. The roadway layout is identical to the previously approved plan and the storm sewer structure is nearly the same with a slight increase in the stormwater basin area.
M. Carr read from comments made at the Planning and Zoning Commission agenda meeting held February 4th, 2008. 1) A comment was made that any approval for this application will include specific drawing numbers and building locations as presented within the application. He stated that this is a responsibility of the Commission. 2) What is status of the sewer line? T. Mitchell said there is no construction of the sewer line at this time. The line will be built
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 10
concurrently with the general construction. The sewer will be sized beyond the requirements of this project for future connection to other neighborhoods. 3) Is a performance bond in place for the sewer? T. Mitchell said there is no specific bond for the sewer, but as it is under the roadway, it is partially covered by that performance bond. M. Carr asked if Dana Gilgore has looked at this plan. D. Gilgore was not present to address the Commission regarding this issue.
When asked, Gerry Magoolaghan, Director of Marketing for Belmonte Builders, stated that the twin units are not duplexes; twin homes are owned individually with a property line down the middle of the building.
MOTION
In the matter of the preliminary site plan review application by Glenview Estates, Belmonte Builders, for a Residential Planned Development District, located at Swaggertown Road and Wagon Wheel Lane, the Planning and Zoning Commission hereby conditionally approves the application.
Conditions of preliminary approval are as follows:
1) Applicant is aware that any final approval of this application will be conditioned upon a performance bond for the sewers.
2) The total number of single-family units is 59, and is Phase 1 and Phase 2 combined. There will be a total of 16 twin home units in Phase 2, for a total number of 75 units upon completion of the project.
The Commission hereby schedules a public hearing for March 10, 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 March 10th, 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: J. Gibney
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
8. Town of Glenville SEQR Recommendation to
the Town Board on
Proposed Amendments to
the Town’s Flood Damage
Prevention Local Law
The Town of Glenville is proposing amendments to a Flood Insurance Rate Map (panel 0041B), covering a portion of the Kromme Kill, adjacent to Sarnowski Drive. In addition, the town’s
Planning and Zoning Commission Meeting Minutes
February 11, 2008
Page 11
Flood Damage Prevention Local Law will be amended to bring it into compliance with current regulations of the National Flood Insurance Program.
M. Storti asked who was providing the delineation of the flood zone. Paul Borisenko said Albany Partners is providing the mapping.
M. Carr asked if P. Borisenko is comfortable with the procedure that has been followed and P. Borisenko stated the applicant has gone through all the required channels properly.
S. Marsh asked if revisions would now place any residents in the flood plain who were not in it previously and P. Borisenko answered there are none.
P. Borisenko explained that more accurate mapping is necessary for the town to be in compliance to be eligible to obtain flood insurance.
MOTION
In the matter of the SEQR recommendation to the Town Board on proposed amendments to the Town’s Flood Damage Prevention Local Law, townwide, 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 recommends that the Town Board, as SEQRA lead agency, issue a negative declaration.
Motion: M. Storti Seconded: T. Bodden
Vote: Ayes: 7 Noes: 0 Absent: 0
MOTION CARRIED
The next meeting of the Town of Glenville Planning and Zoning Commission is to be held on Monday, March 10, 2008. The agenda meeting will be held on Monday, March 3rd. With no further items on the agenda, the meeting was adjourned at 8:45 p.m.
Submitted by: Chris Flanders, Stenographer Filed with Linda Neals, Town Clerk:
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