TOWN OF GUILDERLAND
PLANNING BOARD
Wednesday, July 11, 2007
Minutes of meeting held at the Guilderland Town Hall, Route 20, Guilderland, NY 12084 at 7:30 P.M.
PRESENT: Stephen Feeney, Chairman
Paul Caputo
Lindsay Childs
Michael Cleary
Thomas Robert
Theresa Coburn
Jan Weston, Planning Administrator
Linda Clark, Counsel
ABSENT: James Cohen
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Chairman Feeney called the meeting to order at 7:30 p.m. He noted the exits for the sake of the audience in the event they were needed.
Chairman Feeney made the motion to approve the minutes of May 23, 2007 and June 13, 2007 with a few minor corrections. The motion was seconded by Paul Caputo and carried by a 6-0 vote by the Board.
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MATTER OF MAT FARMS – Depot Road
Chairman Feeney announced that this was a concept presentation of a proposed 48 lot
clustered subdivision of 210 acres. Zoned Rural Agriculture-3. Francis Bossolini presenting.
Jan Weston, Town Planner, read the comments of the Planning Department as follows:
Mat Farms – Depot Road
This is a concept presentation of a proposed 60 lot, clustered subdivision of 210 acres. The property is zoned Rural Agriculture -3 and the applicant is requesting density bonuses as allowed in the new conservation subdivision regulations.
The front of this property is flat, vacant land which is presently a plowed field. The rear third is treed and leads back to a NYS designated wetland that is associated with the Black Creek. The extension of public water and sewer in anticipated.
The first step in a conservation subdivision is the determination of the number of lots allowed under a conventional design which the applicant has submitted. In doing so, he has shown a 100 ft. buffer around all the wetlands and also included land that was previously subdivided along James Lane. Five of the shown lots, #17, 21, 24, 25 and 27, do not meet the required 200 ft. at building line and lots 21 and 29 have building lots that are unrealistically small. This would bring the base number to 42. Further, the Army Corp and/or the DEC have to certify the wetland delineation. Any changes could further alter the final allowed lots.
The next step is the determination of conservation areas. A minimum of 50% of the parent parcel must remain as permanently protected open space, with a minimum of 50% of the site’s 123 acres of buildable land included. In this case, at least 155 acres will remain open of which 66 acres are buildable.
Lastly, the Planning Board must make a determination of density bonuses. The applicant is requesting the full 25% bonus based on a high percentage of conservation, 75% of the open space is contiguous, and for public access to the conservation areas, although the future ownership of the open areas has not yet been determined
I think it is premature to review the clustered layout in too much detail until the wetlands have been certified and the number of allowable lots finalized. However, in general, I have the following comments:
- There is a beautiful view of the Helderberg Escarpment from this area on Depot Road. I am pleased that the proposed houses have been pushed back from the road, which will help preserve this viewshed. All effort should be made to maximize this buffer as we go through the process.
- I am pleased that the application proposes all traffic access Depot Road rather than also using James Lane that would negatively impact the many neighbors that live along Meadowdale Road. The County will have to review and approve these curb cuts.
- A traffic study should be conducted because of the impact this development may have on the already critical traffic situation at the High School and the School Road/Route 146 intersection.
- Although the RA-3 zoning allows clustering to a 15,000 sq. ft. lot size, I wonder is this is realistic with today’s housing trends. Some of the building envelopes are so narrow; I am concerned that we will have endless variance applications.
For the last few years, the developers have been talking to the Town about a rezone to Country Hamlet on this site. This would have allowed for almost 4 times the density being requested in the Conservation Cluster. Because of the environmental constraints, along with the traffic concerns, I think this is a much better use of the property.
Francis Bossolini,, Ingalls & Associates presenting: The property is located to the south of Depot Road and currently consists of primarily agricultural used open fields, and there are existing farm houses located in the center. The DEC wetlands are located along the side of the property and then with the DEC wetlands some additional wetland areas were delineated. There are two wetland areas on the east side. The rear third parcel is treed and leads back to a NYS designated wetland. We have shown a 100 ft. buffer around all the wetlands and included land that was previously subdivided along James Lane. The High School is located across the road from Depot Road.
There will be a roadway off of Depot Road extending to the end of the property connecting back out to Meadowdale Road. Each lot is in compliant with the dimensional requirements of the zoning and contains adequate buildable area for single-family residential uses. In this proposal there will be no provision for creation or preservation of open space.
Based on the R-3 zoning classification, a concept plan was prepared, demonstrating the ability to create 48 building lots on the parcels. This proposal consists of 48 lots and this plan would require the construction of approximately 8,700 LF of public roadway.
As an alternative, we took that 48 base number of lots and reviewed through the code and looked at the Conservation Subdivision. We looked at a plan that now has 60 lots on an area of approximately 55 acres. Four of those lots exist and there will be no changes there. The remaining 56 will be constructed along the eastern portion of the property. There will be two road entrances to Depot Road.
The Conservation law allows 15,000 sq. ft. lots and the lots will varied from 80 to 100 ft. wide. We will provide a more traditional neighborhood design with garages at the rear third of the lot and will landscape and put in sidewalks.
We will preserve the hedge roll that divides the two fields and will be sensitive to wetlands and try to maintain the 100 ft. buffer.
Out of the 230 acres total, 123 acres will be buildable lots, excluding wetlands, buffers and steep slopes. A minimum conservation area 115 acres with almost 62 buildable acres.
What we are providing is a 172 acres of open space preservation area which is about 75% of the total property and of that 66 buildable acres and preserving 50% buildable area.
Our project goal was to create a traditional neighborhood-style setting. The extension of public water and sewer will be connected along Depot Road. In this proposal, the length of the road is a little over 5,000 feet. We have been in contact with the Army Corps where we will get some verification of the wetland boundaries.
Chairman stated: We will be looking for some sort of a traffic analysis. This should be discussed with the County some opportunity for a roundabout at that intersection. We would need to see what the County has planned and what the industrial park has planned as far as any potential contributions to that intersection.
Also, it seems that the two access roads to Depot Road seem somewhat close together. Have you had any discussions with the County yet?
Mr. Bossolini stated: No, we did not have any formal discussions with the County.
Chairman added: Clearly the wetlands need to be verified.
Mr. Bossolini explained: Substantial amount of work has been previously done and we looked at the maps and verified that those boundaries were accurately done.
Chairman added: Have you done any kind of archeological assessment at all?
Mr. Bossolini explained: We are in that process now.
Terry Coburn stated: Have you been in touch with Bill West, Water Department, regarding the sewer district.
Mr. Bossolini explained: At this point, not yet. We are hoping to get some feedback tonight.
Lindsay Childs stated: There was another issue about the capacity of the sewage treatment plant out there.
Mr. Bossolini stated: That I am not aware of.
Michael Cleary wanted to know if this is all one parcel.
Mr. Bossolini said yes. explained: There are two parcels. Two of the parcels are under one owner, and the other parcel is listed as Mat Farms Associates.
Chairman added: You will need to show on the map what land is buidable and what land is not.
Chairman asked about the gas line.
Mr. Bossolini explained: There are no gas lines. They are power lines.
Linda Clark, Counsel, stated: One of the things that might be helpful is to show the requirements that the 50% of buildable area is being designated conservation area. We will need to see this.
Lindsay Childs was concerned about the pedestrian connections between this development and the High School. I would like to see some consideration for a sidewalk along Depot Road that would connect to School Road.
Chairman asked about the houses being a certain type. Is that something that you will deed restrict? Are your clients building these homes or are they going to sell this development? The concern is that someone else will come in and they might not want your thoughts of a rear garage and they would want the standard side load, then the Zoning Board would have potential variances, and then we would lose the feel and character of a traditional neighborhood.
Mr. Bossolini explained: At this point, it would be sold as a development. We will be marketing it like that and that is the way we are presenting it all along.
Ms. Weston added: This is something that we would want to avoid for them coming in for endless variance applications.
The concern is that we approve this development and we think that it fits with our design that we are looking for, and then someone buys it and wants to change it.
I am concerned that the narrower than usual lots would create a stream of variance requests for buyers who would want garages I the front or side of their homes.
Ms. Weston added: This is the first time that we did encountered this. I am thinking more in terms of the density bonuses are the discretion of the Planning Board and the Board can grant those density bonuses based on rural design guidelines. Somehow, we need to tie this in strong enough that that is what it will have to be. We need to come up with a system that works.
Chairman asked for any comments from the audience and there were none.
Mr. Matulewicz’s plans for the green space around the cluster area to continue to farm where it can be farmed.
Chairman made a motion to continue the concept. We want to make sure that the wetlands are identified, and I think that you are avoiding any of the archeologically sensitive sites by your design. The communications with federal wildlife in that area is going to be the Indiana bat. Being close to the escarpment you have those bats.
Mr. Bossolini stated: The conservation committee did do a site walk and they might have some comments there.
The front proposal really has no impact of DEC wetlands
Chairman stated: You will need to discuss with the Water Department regarding the water and sewer and what is going to be required.
Also, you will need to know the number of lots in a conventional design.
Ms. Weston added: We will need a tract resource map and for you to show the buildable areas.
Chairman stated: We need to establish some more facts before we can approve this concept. In regards to the wetlands, sewer and water, number of lots, curbcuts, DEC and their potential interest in the property, and some design issue with the access and the traffic study report, and pedestrian connection.
Chairman and the Planning Board members agreed to continue the concept.
MEETING ADJOURNED: 8:20
TOWN OF GUILDERLAND
PLANNING BOARD
July 11, 2007
MATTER OF MAT FARMS – Depot Road
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