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PZC Minutes 9-14-2015
PLANNING AND ZONING COMMISSION
TOWN OF GLENVILLE
18 GLENRIDGE ROAD
GLENVILLE, NY 12302
Monday, September 14, 2015

PRESENT:                Michael Carr, Chairman, Patrick Ragucci, Thomas
                        Bodden, James Gibney, Tim Yosenick, Kurt Semon

ALSO ATTENDING: Peg Huff, Deputy Town Attorney, Paul Borisenko, Building Inspector, Kevin Corcoran, Town Planner and Joelle Ventrice, Stenographer

The meeting was called to order at 7:03 p.m.

M. Carr went over the agenda for the meeting tonight.

Motion to approve the minutes from the August 10, 2015 meeting.
MOVED BY:       K. Semon
SECONDED BY:    T. Yosenick
AYES:   5
NOES:   0
ABSTENTIONS:     1 (T. Bodden; didn’t see the minutes)

Amedore Homes, LLC                      Request for Extension of Map
Hillside Drive & Comanche Road  Filing Deadline

This 135-lot subdivision, which will be located on 214 acres of vacant land between the Glen Oaks and Indian Hills neighborhoods, received final approval from the Planning and Zoning Commission on April 13, 2015.  The applicant is requesting a 90-day extension of the filing date, from the original October 9, 2015 deadline to January 7, 2016.  This request is being made in recognition that both NYSDOH and NYSDEC need additional time for the permitting process for water and sewer.

Applicant requested an extension of filing from October 9, 2015 to January 7, 2016.  Still waiting for permanent feedback from DOH/DEC.

P. Huff indicated the Board is in receipt of a letter from the Attorney for Amedore Homes requesting this extension.  This letter is dated August 20, 2015 (Attached to the minutes).

MOTION:

In the matter of the request by Amedore Homes, LLC, to extend the filing deadline for the 135-lot Amedore subdivision between the Glen Oaks and Indian Hills neighborhoods (approved on April 13, 2015) from October 9, 2015 to January 7, 2016, the PZC hereby approves this extension request.

MOVED BY:       T. Bodden
SECONDED BY:    K. Semon
AYES:           6
NOES:           0                       MOTION CARRIED


Bhavik Jariwala/Oakfield Hospitality    Site Plan Review (Final)
2 & 4 Freemans Bridge Road                      Public Hearing

This proposal involves the construction of a 5-story, 110-room Hilton Homewood Suites Hotel along the Mohawk River, between the Waters Edge Lighthouse Restaurant and The Terrace banquet facility, on the lands of Pat Popolizio.

Luigi Palleschi, ABD Engineers & Surveyors, spoke on behalf of the applicants, giving an update on the project.  In addition to the new hotel being built, the existing marina building will be squared off with a 1,000 sq. foot office/storage addition as part of this proposal.  There are several buildings currently on site that will be removed.  Finalized room count is 104.  The ZBA has approved all of the 22 area variances.  At this point, all the details have been completed and the applicant would like to start construction in October.

M. Carr asked about the parking issue on site.

L. Palleschi said they have a parking waiver for 55 spaces.  Town Building Department staff went to the site and counted the number of seats in the Water’s Edge Restaurant and determined that the minimum number of parking spaces required for the entire site during the daytime following construction of the hotel will be 306 spaces.  Mr. Popolilizio noted that at the restaurant, we have a pavilion, called Freedom Patio and the lower level dining area, called the Mohawk Room.  These are never double-booked.  The reason for that is the weather.  Someone hosting an event, they get the option to book either the pavilion or the Mohawk Room, but not both.  The site will include 251 parking spaces upon completion of the project.  When taking into consideration the boat slips rented or dedicated for the restaurant and also the peak time of use for the hotel parking spaces vs. the other uses on the site, shared parking is well-suited for this site.

M. Carr stated this is good as the parking will be shared and the timing is also a good thing.  This issue to be tied in with the site plan and noted on said plan.  M. Carr asked town staff present if they are good with the plan.  Both said yes.

M. Carr asked applicant where he stands with FEMA.

L. Palleschi answered that they hired a consultant.  In process of submitting a FEMA application.  Need to remove an area from the flood location map.  We are in the process of doing that and putting the application together.  The flood plain is at 226 feet elevation and the hotel will be at 228 feet, establishing a two-foot elevation of the hotel above the flood plain.  The project will be located outside of the floodway.  A portion of the proposed walkway will be removed and a portion will be revised to connect all of the facilities together.  The key point with FEMA, according to the applicant’s flood plain development consultant, is that the hotel be located outside of the floodway.  The proposed swimming pool has been relocated to ensure that no portion of the hotel will occur within the floodway.

M. Carr indicated that the ZBA wanted the islands in the parking lots to be discussed.

L. Palleschi stated that they received a waiver from the ZBA.  All islands, according to the Code, will be green with trees, and landscaped: no bricks/stones.  M. Carr said ZBA is mandating they be green.  L. Palleschi stated they will have trees, shrubs, etc.

M. Carr asked about traffic circulation.

L. Palleschi stated that the property has been surveyed and there will be signage directing customers to use the existing traffic signal at the intersection of Freemans Bridge Road and Sunnyside Road, via the existing access road.

M. Carr stated that if they can direct traffic to leave the property via the signalized intersection, it will alleviate concerns about traffic safety and congestion/stacking.

Regarding the layout of parking and the proposed traffic circulation pattern, on-site signage is proposed, which should help direct motorists to the signalized intersection.

L. Palleschi stated that the application to NYSDOT for improvements to this intersection will include modifying the timing of the signal to ensure efficient traffic flow and appropriate green times for the four legs of the intersection.

K. Semon asked about the overflow parking shown on the plan on Mr. Popolizio’s adjacent property to the north.  P. Huff stated that it cannot be solely used for parking.  The ZBA made a recommendation to the Town Board to consider changing the zoning to allow off-site parking for commercial development.

T. Bodden asked about the storm sewer system on-site.  L. Palleschi replied that there is an existing system that includes on-site catch basins.

M. Carr stated that any storm water collected can go right back into the Mohawk River and doesn’t need any pre-treatment because this is a re-development site.

L. Palleschi stated they have met all of the NYSDEC MS4 requirements.  He also noted that the grades are higher than the flood plain and there are retaining walls on the site.

T. Bodden asked if there would be conference rooms in the hotel.  L. Palleschi answered that there will be one small conference room consisting of 800 sq. ft., with no kitchen.

K. Semon asked if there is a covered carport over the entrance of the hotel.  L. Palleschi showed it on the map.

L. Palleschi also stated that the proposed hotel is to be located outside of the flight line of the Schenectady County Airport.

M. Carr asked which fire department would handle this property.  It was answered Thomas Corners.  Asked if they had a ladder truck tall enough to handle an emergency at the hotel.  Paul Borisenko answered in the affirmative.  Mr. Carr also asked if Thomas Corners has commented on this project yet.  Mr. Palleschi said there has been no formal response from Thomas Corners at this point.  Thomas Corners is aware of the project, however, and they had a representative at an earlier project scoping meeting.

P. Borisenko stated that he has spoken to Thomas Corners representatives about the project and they have not expressed any concerns.

M. Carr asked if an e-mail can be sent to Thomas Corners seeking their input.  L. Palleschi noted the attendance by Thomas Corners representatives at that earlier meeting.  He also said noted that there is adequate water pressure and volume at the project site.  

K. Semon said that this is a happy marriage of an independent restaurant and modern hotel.  This is a unique property.

P. Huff asked about snow removal.  L. Palleschi pointed out new note #6 on the site plan which states that any snowfall in excess of 4 inches will be removed from the site within 48 hours.  They also have designated snow storage areas on the site plan.

M. Carr indicated that the public hearing is now open and asked if there was anyone present who wished to speak.

Brian Jones, 6 Freemans Bridge Road, spoke.  Mr. Jones has owned the Gorman Brothers emulsion and storage business next door for over 40 years.  He stated that he doesn’t oppose this project and thinks it is a great project.  He is asking the PZC to take a look at the access road, however.  He noted that his business uses this access road and  that there is a lot of truck traffic on it.  He asked the Commission to consider the screening between the hotel property and his.  Guests on the 5th floor will definitely see his tanks on the property.  He also stated that most of his truck traffic is from midnight to 6 or 7 a.m., with additional but lighter truck traffic throughout the day.  Trucks making a right turn off Freemans Bridge Road onto the access road need a big turning radius.

M. Carr emphasized that directing hotel and restaurant traffic to the access road and traffic signal is preferred over directing traffic to the existing unsignalized driveway.  The PZC does not want this project to result in a higher accident frequency along this segment of Freemans Bridge Road.  Directing most traffic to the signal is imperative in that regard.  

T. Bodden stated that he was looking at Google Maps and was wondering about the status of the existing buildings where the hotel will be built, as well as the fairly large number of boats stored on site at present.  P. Popolizio stated those buildings are all coming down, freeing up space for parking.

M. Carr then closed the public hearing.

MOTION:

In the matter of the final site plan review application by Bhavik Jariwala/Oakfield Hospitality for a 5-story, 104-room hotel located at 2 & 4 Freemans Bridge Road, along the Mohawk River, between the Waters Edge Lighthouse Restaurant and the Terrace banquet facility, on the lands of Pat Popolizio, the PZC hereby conditionally approves the application.  The Commission’s decision is based upon the following findings:

Findings:

  • The proposed use does conform to the applicable provisions of the Zoning Ordinance, including, but not limited to, landscaping requirements, building design, off-street parking requirements, building setbacks, fence requirements, sign regulations, storm water management and erosion control requirements, etc.
  • The proposed use does exhibit adequate and logical vehicular access and circulation, including intersections, road widths, curbing and traffic controls.
  • The proposed use does exhibit satisfactory pedestrian and bicycle access and circulation, including separation of pedestrian traffic from automobile traffic, the placement and usefulness of on-site sidewalks and walkways, the accommodation for pedestrians at adjacent street intersections, and overall pedestrian and bicyclist safety and convenience.
  • The proposed use does exhibit adequate and logical location, arrangement, and setting of off-street parking and loading areas.
  • The proposed use does exhibit adequate and logical placement, arrangement, size and design of buildings, lighting and signs.
  • The proposed use does provide for the adequate type and arrangement of trees, shrubs, and other landscaping elements, as they relate to visual and noise buffering of adjacent sites and the reduction of visual impacts from the street.
  • The proposed use does demonstrate adequate provisions for the collection and/or disposal of storm water, sanitary waste and garbage.
  • The proposed use does allow for adequate on-site snow plowing and snow storage.
  • The proposed use does demonstrate adequacy and durability of structures, roadways, utilities and landscaping in areas with moderate to high susceptibility to flooding, ponding and/or erosion.
  • The proposed use does retain existing trees and vegetation for aesthetic reasons, and minimize soil erosion and siltation.
  • The proposed use does protect adjacent properties against noise, glare, light pollution, odors, litter, unsightliness or other objectionable features.
  • The proposed use does provide for suitable open space for buffering and/or recreation purposes.
Conditions of Approval:

  • The “onsite parking summary,” dated 9/10/15, submitted by the applicant, that explains shared parking, overflow parking, seasonal parking, etc., is to be referenced via a note on the final site plan.
  • Islands within the parking lots are to be landscaped with vegetation per the Town Code.
  • Thomas Corners Fire Department needs to provide either written or e-mailed verification that they do not have any objections to the hotel proposal and layout.
  • FEMA approval is to be issued for development of this project within the flood hazard area and for any necessary map amendments prior to the Planning and Zoning Commission Chairman signing the final site plan.  Related to this, no construction or utility work is to occur within the flood hazard area until FEMA has approved the applicant’s plans.
MOVED BY:       M. Carr
SECONDED BY:    T. Bodden
AYES:           6
NOES:           0                                       MOTION CARRIED
        
Following the motion, a discussion regarding the FEMA condition took place between the applicants and Paul Borisenko.  

Brian Donovan for Personal Image Beauty Salon   Site Plan Review
353 Saratoga Road       (Final)

This proposal calls for the establishment of a beauty salon in a portion of a building currently partially occupied by a chiropractic office.  The property, which is located on the northwest corner of Saratoga Road and Lee Road, is zoned “Professional/Residential”.

P. Borisenko stated that they don’t need an area variance for additional parking; they just need to show all of the parking spaces on the site plan.

M. Carr stated that they don’t need variances and got an “OK” from chiropractor to share the utilities.

B. Donovan said no parking spaces are marked on the property at all.

M. Carr reiterated that they need to have the parking identified on the final site plan.  

P. Borisenko said yes, we have received the County Zoning Referral, pointing out that the County has no issues and defers to local consideration.

M. Carr opened the public hearing and asked if anyone wishes to speak for or opposed to this application.

Richard Goldman, 13 Woodruff Drive, spoke.  He stated he has lived here for 8 years and he is not sure if a beauty salon is proper for this location.  Not sure what the definition of beauty salon is?  He also stated that he believes this area is more residential.

M. Carr stated by law, they can do this here.  Secondly, this is an already established business, having been in operation for 22 years at another location.  They have an established client base.  It is not like a mall salon.  In fact, the applicant stated that she will be the only employee, and there will only be one chair.

Joe Fraioli, 2 Lee Road, spoke.  He asked about the fence that was removed between his property and the applicant’s.  Wants to know if it will be installed again?  B. Donovan said that yes, they plan to reinstall the fence.

M. Carr said that they will condition the site plan to have it be installed again.

M. Carr stated that pulling out onto Route 50 at any time of the day is crazy.  Again, we have an established business in Saratoga County moving to Schenectady County.  We want this to happen.  It is a good thing.

M. Carr asked if anyone else wished to speak concerning this application.  With no one else looking to speak, the public hearing was closed.

K. Semon spoke about an e-mail Kevin Corcoran received from resident Greg Sheyon on this date (attached to minutes); specifically, item #5 concerning the bus stop.  M. Carr said this isn’t a “real” bus stop with a shelter and/or bench, but rather, just a sign along the roadside, in the Route 50 right-of-way.

K. Corcoran said there was no comment from the County; they deferred to local consideration.

MOTION

In the matter of the final site plan review application by Brian Donovan for a beauty salon located at 353 Saratoga Road in a portion of a building currently partially occupied by a chiropractic office, the PZC hereby conditionally approves the application.  The Commission’s decision is based upon the following findings:

Findings:

  • The proposed use does conform to other applicable provisions of the Zoning Ordinance, including, but not limited to, landscaping requirements, building design, off-street parking requirements, building setbacks, fence requirements, sign regulations, storm water management and erosion control requirements, etc.
  • The proposed use does exhibit adequate and logical vehicular access and circulation, including intersections, road widths, curbing and traffic controls.
  • The proposed use does exhibit satisfactory pedestrian and bicycle access and circulation, including separation of pedestrian traffic from automobile traffic, the placement and usefulness of on-site sidewalks and walkways, the accommodation for pedestrians at adjacent street intersections, and overall pedestrian and bicyclist safety and convenience.
  • The proposed use does exhibit adequate and logical location, arrangement, and setting of off-street parking and loading areas.
  • The proposed use does exhibit adequate and logical placement, arrangement, size and design of buildings, lighting and signs.
  • The proposed use does provide for the adequate type and arrangement of trees, shrubs and other landscaping elements, as they relate to visual and noise buffering of adjacent sites and the reduction of visual impacts from the street
  • The proposed use does demonstrate adequate provisions for the collection and/or disposal of storm water, sanitary waste and garbage.
  • The proposed use will allow for adequate on-site snow plowing and snow storage.
  • The proposed use does demonstrate adequacy and durability of structures, roadways, utilities and landscaping in areas with moderate to high susceptibility to flooding, ponding and /or erosion.
  • The proposed use does retain existing trees and vegetation for aesthetic reasons, and minimize soil erosion and siltation.
  • The proposed use does protect adjacent properties against noise, glare, light pollution, odors, litter, unsightliness or other objectionable features.
  • The proposed use does provide suitable open space for buffering and/or recreation purposes.
Conditions of Approval

  • The fence that was previously removed that had screened this property from the residence to the immediate north is to be re-established.
  • The site plan is to be modified to illustrate the number and location of all parking spaces for the entire property.

MOVED BY:       M. Carr
SECONDED BY:    T. Yosenick
AYES:           6
NOES:           0                               MOTION CARRIED

Chairman Carr also acknowledged receiving and reviewing correspondence from the following two residents:
  • 9/18/15 from Barb Britt, for the application
  • 9/14/15 email from Sheyon opposing the application
The meeting was adjourned at 8:04pm.

Submitted by:






_____________________________           _________________________
Linda Neals, Town Clerk                         Joelle Ventrice, Stenographer