Town of Glenville
Planning and Zoning Commission
Monday, July 13, 2009
Glenville Municipal Center
18 Glenridge Road
Glenville, NY 12302
Present: Jim Gibney, Mark Storti, Tom Bodden, Walt Pryne, Steve Marsh, and Cindy Gotobed
Excused: Mike Carr
Also Attending: Paul Borisenko, Building Inspector, Kevin Corcoran, Town Planner, Margaret Huff, Town Attorney, and Chris Flanders, Recording Secretary
1. Approval of the minutes of the June 8, 2009 meeting
Motion: W. Pryne Seconded: J. Gibney
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
2. Angelo A. Iuliano Minor (2-lot) Subdivision
16 Berkley Road Preliminary
This proposal involves the subdivision of an existing 51,453 sq. ft. parcel into two lots; one parcel would consist of 27,204 sq. ft. and contain the existing single-family home and improvements; the second 24,249 sq. ft. parcel would be sold as a building lot. Two area variances are being requested for insufficient frontage. The property is located within a Suburban Residential zoning district.
Andrew Schauffert, Santos Associates, was present to address the Commission. He explained the two proposed parcels were part of the original subdivision but combined in 1967. The applicant would like to subdivide the parcel along the same, original boundary lines leaving the existing house and selling the second parcel for construction of a single-family home. Both lots will be serviced by municipal water and private septic systems. The septic system for the existing house is located in the front yard on lot 610, and lot 609 will require a Wisconsin mound system; design plans for this system were approved by Schenectady County during the past week. K. Corcoran was able to access septic location information which will be added to the map. The existing septic system pre-dates the consolidation of the
two lots.
T. Bodden asked about driveway placement. Mr. Schauffert explained that the portion of the existing driveway located on lot 609 will be removed and replaced with two new drives separated by a strip of land in between them.
Planning & Zoning Minutes
July 13, 2009
Page 2
S. Marsh asked about test pits and soil conditions. P. Borisenko stated that he has that information and it is satisfactory. He also added that this application is scheduled to be on the agenda for the ZBA meeting July 27.
S. Marsh noted for the record that the original frontage of the lots as mapped in 1957 has not changed.
MOTION
In the matter of the preliminary minor subdivision application by Angelo Iuliano for a two-lot subdivision located at 16 Berkley Road, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. The requested lot frontage variances being granted by the Zoning Board of Appeals.
2. The existing septic system is to be shown on the subdivision map.
3. It is noted that the original size and location of the lots is as mapped in 1957 and is consistent with those lots in the neighborhood.
The commission hereby schedules a public hearing for August 10, 2009 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for August 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: W. Pryne
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
MOTION
In the matter of the preliminary subdivision application by Angelo Iuliano, for a two-lot subdivision, located at 16 Berkley 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
Representatives for Item #2, Hart Road application, were not present, therefore the Commission moved on to Item # 3, 160 Saratoga Road site plan review application.
Planning & Zoning Minutes
July 13, 2009
Page 3
3. Sitterly Road Realty, LLC/Stephen Weekes Site Plan Review
160 Saratoga Road Preliminary
The applicant is seeking site plan approval for retail use for the existing vacant barn located behind the car wash at 160 Saratoga Road (NYS Route 50), opposite Oak Hill Drive. This property is located within a Community Business zoning district.
Stephen Weekes addressed the Commission regarding his application. He explained that since the car wash was approved and established four years ago, he has been looking for a suitable tenant for the existing barn. He now has a potential retail tenant. He said additional signage will not be needed; he will split the current sign into two sections, one for the car wash and one for the retail business. The traffic circulation will be basically unchanged as approved on the original site plan as there is a lane for the barn and the area is striped.
There was some discussion of uses permitted in the zone, which P. Borisenko stated includes retail.
M. Storti said that at the agenda meeting connection to Rudy Chase Drive was discussed. The Commission asks that in the event the proposed road is constructed, both businesses will be connected to Rudy Chase Drive in addition to the existing Route 50 entrance/exit. Mr. Weekes agreed and stated a note is on the originally approved site plan addressing that requirement.
Mr. Weekes said the flooring company interested in locating in the barn is called Cutting Edge Flooring and is a low intensity use. When S. Marsh asked about waste and materials, Mr. Weekes said this will not be used as a shop. It will be storage and a showroom.
MOTION
In the matter of the preliminary site plan application by Sitterly Road Realty, LLC, for retail use for the barn located at 160 Saratoga 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 preliminary site plan review application by Sitterly Road Realty, LLC for retail use in the barn located at 160 Saratoga Road, the Planning and Zoning Commission hereby conditionally approves the application.
Planning & Zoning Minutes
July 13, 2009
Page 4
Conditions of preliminary approval are as follows:
1. The signs for the retail establishment and the car wash are to be combined.
2. In the event the proposed road extension is constructed, both businesses will be connected to Rudy Chase Drive
The Commission hereby schedules a public hearing for August 10, 2009 to consider the final site plan review application for this particular project. However, in order for the Commission to schedule a public hearing for August 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: T. Bodden
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
4. Beth Hart Minor (2-lot) Subdivision
Hart Road Preliminary
This proposed subdivision would divide an existing 113+/- acre parcel into two lots, one 63 +/- acres and the second 50 +/- acres. The property is located within a Rural Residential/Agricultural zoning district.
The applicant was present to address the Commission.
As the property lies within one of the Town’s designated “Open Space Areas,” specifically, the West Glenville Open Space Area, the Commission had asked K. Corcoran to “score” the Hart property using the open space scoring system that came out of the Town’s Open Space Plan. K. Corcoran explained that in the case of subdivision applications, a relatively high open space score indicates that special attention should be given to the subdivision application.~ That "special attention" can take many forms, including a stronger calling for clustering or a conservation design layout, possible dedication/acquisition of conservation easements on some the entire parcel,
possible use of transfer of development rights to preserve some or all of the parcel, design considerations for the proposed homes, etc. The Hart property scored a 15. The higher the number, the more "valuable" the property is in terms of open space amenities.~ A score of 15 is a high score, meaning that there are features on the Hart property that warrant preservation.~ The system gives an idea of the relative open space merits on a property-by-property comparison. The Hart property includes the following features: slopes in excess of 15%, a Class C stream flows through the property, active farming, prime agricultural soils, roadside vista (a pond and an island in the pond), and it is adjacent to Hoffman's Fault.
Discussion followed about the possibility of segmentation. Mr. Hart said he is subdividing the property into two parcels only. S. Marsh stated that the Commission wants everyone to be aware of what the process is so that everybody has the same expectations, i.e., that after a property is subdivided, the owner does not come back to the Town and become disappointed because there were
Planning & Zoning Minutes
July 13, 2009
Page 5
some guidelines or rules they were not aware of. T. Bodden said an example of this would be if one of the newly created parcels is purchased and that buyer plans to further subdivide. He should know that the property cannot be subdivided again within eighteen months.
K. Corcoran noted that there is a natural subdivision of the property via the road. He also said Schenectady County would recommend the agricultural district notification be added to the map.
Discussion followed regarding where the 18-month time limit is recorded. It is in the minutes that are filed with the Town Clerk, and P. Borisenko noted that there is a new software program that the Town is using that can attach such information to follow the parcel. He added that prospective buyers usually contact the Building Department or Planning Department regarding subdivision or development plans before purchasing.
MOTION
In the matter of the preliminary subdivision application by Beth Hart for a two-lot subdivision on her property located on Hart 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 preliminary minor subdivision application by Beth Hart for a two-lot subdivision located on her property on Hart, the Planning and Zoning Commission hereby conditionally approves the preliminary application.
Conditions of preliminary subdivision approval are as follows:
1. It is noted in the record that neither of these parcels can be re-subdivided for a period of not less that 18 months from the date of final subdivision approval.
2. A note is to be added to the map that the property is located in an agricultural district and farm practices take place. Specific wording per Planning Department as follows: This subdivision adjoins active farmland located within an agricultural district. Consequently, lot purchasers may be subject to noise, odor, dust, and other by-products of farming operations.
The commission hereby schedules a public hearing for August 10, 2009 to consider the final minor subdivision application. However, in order for the Commission to schedule a public hearing for August 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.
Planning & Zoning Minutes
July 13, 2009
Page 6
Motion: J. Gibney Seconded: W. Pryne
Vote: Ayes: 6 Noes: 0 Absent: 1
MOTION CARRIED
With no further items on the agenda, the meeting was adjourned at 7:45 p.m. The next meeting of the Town of Glenville Planning and Zoning Commission is to be held on Monday, August 10, 2009. The agenda meeting will be held on Monday, August 3, 2009.
Submitted by Chris Flanders, Stenographer: Filed with Linda Neals, Town Clerk:
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