| |
Planning Board Minutes - September 8, 2003
Those present at the September 8, 2003 Planning Board meeting were:
Planning Board Members: Steve Watts - Chairman
Don Roberts – Vice Chairman
Marcel Nadeau
Cindy Patenaude
Rich Berkowitz
Tom Ruchlicki
John Higgins
Secretary: Tara Anuszewski
Planner: Jeff Williams
Town Attorney: Bob Chauvin
Deputy Attorney: Lyn Murphy
CHA Representative: Mike Bianchino
Liaison: Walter Polak
Mr. Watts called the meeting to order at 7:01 pm
Mr. Berkowitz made a motion to approve the August 11, 2003 minutes.
Mrs. Patenaude seconded. Mr. Roberts abstained. Motion carried.
Mr. Berkowitz made a motion to approve the August 25, 2003 minutes.
Mrs. Patenaude seconded. Motion carried.
Old Business:
02.218 Sheldon Hills PDD, Route 146, Major Subdivision – PDD. Mr.
Gordon Nicholson was present and stated they have been before the
board for approximately a year with this application and back in May
the Board asked the applicant to consider removing the condominiums.
The application had been presented at 438 units with 152 condo units.
The plan before the Board this evening shows the elimination of those
condo units and replacing them with 37 single-family units on the
southwest corner of the site with a total density of 323 units. The
amenity package they originally proposed including trails, a
clubhouse, landscaping and full maintenance for the entire site
remains the same for the 323 units. Mr. Nicholson stated they are here
this evening to ask the Board to consider recommending the application
at 398 units to the Town Board, which would include 112 condo units.
The 112-condo units would be situated in the southwest corner where
the original 152 were located with access to Upper Newtown Road and
the main loop road through the site.
The site has approximately 71 acres or 31% greenspace throughout with
the same amenity package they proposed with the 323 and the original
application. They are asking the board to reconsider the condo units
because they feel they are an asset. There is a mix of condos,
single-family and twin homes. Mr. Nicholson stated it is not something
that is in the Town of Halfmoon and feels there is a market need for
aging baby boomers. The units would be in the $175,000 – $200,000
range. Mr. Nicholson stated that concluded his presentation. Mr. Watts
asked if anyone from the Board had any questions. Mr. Watts stated
what he is proposing to do is to vote on the first proposal with the
condos, if that is not successful they will vote on the plan without
condos. Mrs. Patenaude asked about the stream and the placement of it
in the development. Mr. Nicholson stated there is a ravine that runs
through the site but is where they are doing storm water management.
Mr. Nicholson stated the primary ravine and drainage corridors are
along the southern property line. Mr. Nadeau wanted to clarify what
proposal they were voting on. Mr. Nicholson stated this is the 398
units with 112 condos, which is 40 less then what was proposed. Mr.
Watts asked if anyone from the Board had any questions. Mr. Roberts
asked Mr. Nicholson what this proposal had. Mr. Nicholson responded
398 with 112 condos. Mr. Roberts asked what the other proposal had.
Mr. Nicholson responded 323 with no condos. Mr. Watts asked Mr.
Roberts if he had any thoughts. Mr. Roberts stated this has been going
around for quite a while and at first was opposed to the condos but
feels the need to improve the intersection of Guideboard and Route
236. Mr. Roberts stated if the money from this project could help that
situation he could see himself change his mind. Mr. Roberts stated he
would like to see a traffic study done showing that this would not
have any greater impact and also a guarantee that any monies that came
in from this would go to the improvements to Guideboard and Route 236.
Mr. Nicholson stated they could supplement their traffic study. Mr.
Nicholson stated Mr. Bianchino could attest to the status of the
intersection. Mr. Nicholson stated they have not done studies of that
intersection with the application at this point but would be more then
happy to. Mr. Bianchino stated the reason they did not asked for that
intersection to be analyzed as part of the traffic study is because
this projects impacts at that location would be reduced because of the
other various routes that are available. Mr. Bianchino stated that
study did not do that intersection. They did have a discussion with
Creighton Manning and did advise them to hold off until they decided
which project they were going to recommend. Mr. Bianchino stated they
would work with Creighton Manning on providing them with the
information they have which was from previous studies. Mr. Nadeau
stated he would stay with what he said at the last meeting, the GEIS
area is aimed at single-family homes and likes the 323 with no condos.
Mrs. Patenaude stated she also would stay with her comments from the
last meeting. Mrs. Patenaude read a portion of the PDD legislation and
stated she does not see a lot of those qualities. Mrs. Patenaude
stated she also has concerns with the condos being clustered near a
rural road. Mrs. Patenaude stated she sees a problem occurring with
traffic and does not want to solve one problem by creating another.
Mrs. Patenaude started her feelings are the same and is in favor of
the proposal without the condos. Mr. Berkowitz stated he is not
personally against condos and town homes but does not see the project
impacting Guideboard Road. Mr. Ruchlicki stated the lower number is
far better with no condos. Mr. Higgins stated he feels the concept
with no condos directly reflects the desires of the Town residents.
Mr. Higgins would like to see the project with the lower density and
no condos. Mr. Watts stated he does see where the vote is going to go.
Mr. Watts stated he does see a value with the condos and a value with
the money for the improvements at the Guideboard Road intersection.
Mr. Watts stated there is funding from the State and the County at
this time and this is an opportunity to use the additional funds to
improve the intersection, which are needed.
Mr. Watts stated a recommendation needs to be made to the Town Board
since it is a PDD and it will rest with the Town Board to make a
determination as to the appropriateness of the PDD. Mr. Watts stated
they would take into consideration the recommendation of the Planning
Board. Mr. Watts asked if there was a motion.
Mr. Roberts made a motion for a positive recommendation to the Town
Board with the condos. Mr. Watts seconded. Mr. Nadeau, Mrs. Patenaude,
Mr. Berkowitz, Mr. Ruchlicki and Mr. Higgins nay. Motion denied.
Mr. Nadeau made a motion for a positive recommendation to the Town
Board with 323 units and no condos. Mr. Higgins seconded. Mr. Roberts
voted nay. Motion carried.
Mr. Bianchino stated SEQRA needs to be completed.
03.166 County Waste, 1927 Route 9, Addition to Site Plan – PDD – GEIS.
Mr. Andress was present and stated they are presenting an expansion
and rearranging plan. Mr. Andress stated it has been before the board
a number of times and also has had a public informational meeting at
the last Planning Board meeting. Mr. Andress stated they are taking
some existing buildings and modifying them to use for more efficient
uses. They currently sort construction and demolition debris outdoors
and would like to build a building to move it indoors. Mr. Andress
stated since the last meeting they have submitted a traffic study done
by Creighton Manning, which did indicate that the proposal would not
have any effect on the intersections. Mr. Andress stated they also
provided a little more detailed narrative from the owner and ABD
Engineers. Mr. Andress stated they have done some plan modifications
to make sure everything is out of the flood plain. Mr. Andress stated
they are here tonight to move forward with a recommendation to the
Town Board. Mr. Andress stated this is not final site plan. Mr. Watts
asked if the Town of Clifton Park has taken action on this
application. Mr. Scott Earl stated the Town of Clifton Park has
granted the Town of Halfmoon Lead agency status. Mr. Earl also stated
they got final site plan approval. Mr. Watts asked if anyone had any
questions. Mr. Higgins asked about what is being done now in the
outside facility if it was just C&D or is it a combination of C&D and
MSW. Mr. Earl responded when they got their permit by DEC the
definition was C&D the description in the narrative was to bring in
roll off containers, hampers and drop boxes from houses weather it be
demolition, new construction, old construction or house clean out. In
reviewing that narrative they have seen clothes, toys and an
occasional bag of trash and that is not C&D material. On a State level
it is considered MSW. Mr. Earl stated they then changed their permit
to accept what they classify as MSW. Mr. Higgins stated he is not
familiar with the terminology that the State uses. Mr. Higgins stated
the last time they were talking Mr. Earl had stated that MSW could be
up to 60% wet. Mr. Earl responded that is correct. Mr. Higgins asked
if they would classify the garbage containers that are in front of the
houses MSW less then 60% or would it be a different classification.
Mr. Earl stated it would be MSW less then 60%. TGI Fridays, Friendlies
and Saratoga Hospital is wet. Mr. Higgins asked if Mr. Earl knew a
rough estimate of how many tons they are processing now. Mr. Higgins
stated he did read the narrative and it said they wanted to expand.
Mr. Higgins wanted to compare present day to what they want to expand.
Mr. Earl stated the wintertime operation is about 110 – 120 tons a day
and the summertime operation is about 760 tons a day. Mr. Earl stated
when they went to the State they asked for 1,000 tons but wanted to
see a design facility that would be able to handle that. Mr. Earl
stated they built it to handle the needs of the company. Mr. Higgins
asked what they anticipate as far as in the main sorting facility
about washing it down. Mr. Higgins asked if the water would go into
some kind of treatment or would it go into a storage bin. Mr. Earl
stated the water goes into an underground holding tank. Mr. Roberts
asked how they plan on dealing with any odors from the extra tonnage.
Mr. Earl stated the odors should be mitigated because there is not
much of a smell. Mr. Earl stated DEC allows them 24 hours to remove
the material. Mr. Earl stated experience showed that anything that
comes in before 12:00 is shipped by 12:00. Anything after 12:00 is
shipped by 5:00 and sits on the thruway waiting for the landfill to
open. Mr. Roberts stated then the surrounding neighbors shouldn’t have
any odors at all. Mr. Earl stated no, the only thing they are allowed
to keep longer then 24 hours is 48 hours on the weekends and the
recyclable materials is allowed 72 hours. The only thing that would
stink is if the bottles and cans weren’t washed out good enough. Mr.
Berkowitz stated they are basically doing this in this operation at
the present time. Mr. Earl stated correct. Mr. Berkowitz stated then
this configuration would make it more efficient to get the garbage out
quicker and easier. Mr. Ruchlicki asked what the decrease was in the
winter. Mr. Earl responded lack of construction. Mr. Nadeau stated he
is concerned that once an approval is granted what is the control of
it. Mr. Earl stated visual inspections on site. Mr. Nadeau asked how
often they inspect the site. Mr. Earl stated anyone from the board is
welcome to come anytime. Mr. Nadeau asked how often DEC came. Mr. Earl
stated DEC has 24 hour 7 day a week access. Mr. Nadeau asked how often
they actually come to check the site. Mr. Earl responded monthly some
times bi-monthly. Mr. Nadeau stated he is concerned that if not
monitored it could get out of hand. Mr. Watts stated he has been to
the site and is very impressed by the cleanliness of the site and the
lack of debris around. Mr. Watts stated the additions would be an
enhancement of the current activities. Mr. Watts stated if the
neighbors were concerned at all they would’ve made their feelings know
at the Public meeting. Mr. Watts stated that DEC does have the
inspection responsibility. Mr. Earl stated that DEC will also check
the trucks on the thruway as well. Mrs. Patenaude stated she was also
part of the committee and added that the site was meticulous and was
very impressed as to how well the site was kept. Mr. Watts asked if
anyone else had any comments.
Mr. Roberts made a motion for a positive recommendation to the Town
Board. Mr. Berkowitz seconded. Motion carried.
Mr. Bianchino stated this project is in the GEIS area and they have
reviewed it. Mr. Bianchino stated it does appear to be consistent with
the findings of the GEIS and therefore they recommend a NEG DEC to
SEQRA.
Mrs. Patenaude asked if they adequately addressed the back slope area.
Mrs. Patenaude also wanted to double check on the stream buffer. Mr.
Earls stated they do not have a problem with that.
Mr. Bianchino stated that would be part of the recommendation to the
Town Board.
Mr. Roberts made a motion for a negative declaration. Mr. Berkowitz
seconded. Motion carried.
03.176 Harvest Church, 303 Grooms Road, Addition to Existing Site
Plan. Mr. George Turner was present and stated he is not going to
present the site plan again because nothing has changed since the last
meeting. Mr. Turner stated he does have Pastor Paul Tebbano, An
Associate Reesa Faucet, and the Architects. Mr. Turner stated last
time they were there, there were questions about traffic, stormwater
all of these sorts of issues will be studied later in detail. Mr.
Turner stated he would like to discuss some of the other concerns like
the existing use, existing conditions, proposed use and certain
activities on how they function from day to day. Mr. Turner stated he
would like to have Pastor Paul explain himself and his mission and
vision for the church and his overall goals that have been set in his
bylaws. Pastor Paul stated he would like to have Reesa Faucet explain
the vision statement. Ms. Faucet stated she would like to say a few
words about Harvest Church, how they got started, what they do and why
they see it necessary to expand the current facility. Ms. Faucet read
the History, vision and community mission statement. (Attachment)
Pastor Paul stated they are not just Capitol District area, they go
State, Regional and also International. Pastor Paul stated they had
someone that had 20,000 ski jackets to give away and they were able to
dispose of them in 2 days without even handling them. They were able
to do that all by email. They are proposing to have a facility large
enough to continue to do what they are doing. Pastor Paul stated one
thing Ms. Faucet forgot to tell the Board was one of the things they
would like to do is furniture. Pastor Paul stated they have the
ability to get their hands on the furniture but nowhere to store it.
Mr. Watts asked if they received a letter from the Saratoga County
Planning Board. Mr. Turner stated yes they did. Mr. Watts asked if
they would care to address the issues. Mr. Turner stated this is a
special use permit they are applying for and wanted to wait for a
favorable approval of the concept. Mr. Turner stated they are still in
the concept stage. Mr. Watts stated the last line of the comment
letter was that they suggested the applicant provide a narrative of
all church related activities including days of the week, times,
nature of the activity and an estimated number of attendees. Mr.
Turner stated they do have that. Mr. Watts stated the issue they have
is it is a very intensive use of a site that is on a road that already
has traffic concerns. Mr. Watts stated at the last meeting there were
questions asked about the large number of classrooms and if they were
running a school. If they are running a school will there be busses
coming in and out. Mr. Watts stated those were a lot of issues and
they would like to hear form them before they go any further. Pastor
Paul stated he could answer any questions they would like. Pastor Paul
stated as far as a school, the only school they have is the children’s
ministry that runs on Sunday morning. They did have a day care but is
non-existent. They have no plans of having a school in the future.
Pastor Paul stated as far as the concerns with traffic, Sunday Morning
is the lowest time for traffic and they have not had any issues with
the hundreds of vehicles. Mr. Berkowitz asked where is the
distribution center now. Pastor Paul stated it is inside the church.
They use the hallways and any empty rooms they can get their hands on.
Mr. Berkowitz asked what items they have in the hallway. Pastor Paul
stated canned goods, personal care items and things of that nature.
The clothes they are able to keep on racks in a room. Mr. Roberts
stated he would like to commend the Church on the work they are doing
for the people in need but does share Mr. Watts’s concerns. Mr.
Roberts stated he does not think the expanded use is a good fit for
that area. Pastor Paul stated they are open from Tuesday – Friday 9 am
– 4 pm and those are the only times they would receive items. Mr.
Nadeau stated his concern is this area is zoned for POR and does not
think when the Town Board set this area up that is what they had in
mind. Mr. Nadeau stated the Board has scrutinized heavily a Day Care
Center on the corner. Mr. Nadeau feels the Town Board is not looking
for this type of operation.
Mrs. Patenaude stated he feelings area similar and is impressed with
what they are doing and what they have been doing but is concerned
with the kind of expansion in this particular area. Mrs. Patenaude
stated she understands the hours are limited but the kind of storage
building they are looking to create she is envisioning trucks coming
in and out at various times. Mrs. Patenaude stated she doesn’t see the
zoning covering this. Mrs. Patenaude stated she has some grave
concerns but wished she didn’t because what they are doing is
marvelous. Mr. Higgins stated he agrees with the other Board members
and also complimented them on what they do for needy people in this
area. However they have to be concerned about the neighborhood, the
traffic and the safety of the residents of the Town and he has some
major concerns regarding that. Mr. Ruchlicki stated everyone pretty
much covered his concerns. Pastor Paul stated he understands the
concern with traffic on Grooms Road but could be another truck stop on
the Northway because of the amount of tractor-trailers and busses that
sit there. Fire trucks, police, helicopters and other emergency
vehicles use their parking lot. Pastor Paul stated the traffic is
already there and he cannot do anything about it. They already receive
tractor-trailers about 3 - 4 times a week delivering goods to the
church. Pastor Paul stated they are not going to be increasing that by
that much. Pastor Paul stated another aspect of the building is to
have a freezer and cooler because then they can get frozen and
refrigerated goods. Pastor Paul stated he does not want the Board
getting the idea that it is some big warehouse that would have trucks
coming in and out every two or three minutes. It is limited to how
many trucks they get. Mr. Berkowitz also agrees with all of the other
Board members. Mr. Berkowitz does not feel the zoning requirements for
a warehouse. Mr. Watts stated he feels what they are doing is great
but has to look out for the residents that use Grooms Road. Mr. Watts
asked if the classrooms they are showing if they are already there.
Pastor Paul stated no they are proposed for Sunday school. Pastor Paul
stated when the weather is in climate they can not go outside with the
children but with the new facility they would be able to deal with
them internally inside the building. Pastor Paul stated they are in
desperate need of classrooms for the children because there is no
room. Mr. Berkowitz asked if they planned on expanding the sanctuary
and the church with or without the warehouse. Pastor Paul stated the
warehouse is the priority right now. They are just showing the master
plan at this time but would like for an approval for the warehouse.
Mr. Berkowitz asked if they have spoken to the Capitol Region Food
Banks. Pastor Paul stated the Food Bank does not do furniture or
clothing and does not meet everyone’s needs. Pastor Paul stated they
would like to hook up with After the Fire and they are currently with
Captain and do help them out. Pastor Paul stated they do not want to
stop they would like to keep going. Mr. Watts stated they have heard
the concerns of the Board and would like them to think about their
plan because he does not feel they would get a positive recommendation
from the Board. Mr. Watts stated this item would be tabled.
03.177 Quik-Ag, 11 Sitterly Road, Commercial Site Plan. Mr. George
Turner was present with David Bruhns, owner and applicant. Mr. Turner
stated the plan is similar to the one-presented last time with
additional work done on it from comments done by CHA. Mr. Turner
stated some of those issues dealt with grading, existing conditions
and proposed conditions. Mr. Turner stated the Board wanted them to
look at site distances along Sitterly Road and the use that is
occurring presently to the proposed use. They went out and documented
some of the site distances. They also talked to the owner about
flooding and storm water. Another concerns was where deliveries being
made. Mr. Turner stated they are getting to the point that they are
furthering the development of the site plan and addressing the
comments by CHA. The site plan now shows current conditions and
proposed grading. The site distances were adequate for passenger
vehicles but did not meet it for large vehicular trucks.
There are mitigation measures they could provide to increase the site
distances such as selective tree clearing. Mr. Turner stated the site
distances are limited by adjacent intersections or by curves in the
road that are not changeable. Mr. Turner stated they recommend doing
some sort of signage presenting warnings that trucks access or hidden
driveway. Currently large trucks are making deliveries to the site.
The proposed site plan is showing a widening of the driveway entrance
and moving the location to the westerly drive. This will allow trucks
to enter the site, turn around and leave the site moving forward and
not backing into the site. There were issues of wetlands in the area.
Mr. Turner stated he visited the site and did not see any indications
of wetlands near the improvements to the site. Other concerns were if
the area was in a flood plain. The applicant stated that the area
experienced a heavy rainfall recently and there were no problems with
flooding. Mr. Turner also asked the owner of the site and he indicated
there have not been any problems. Mr. Turner continued that they have
added extra handicap parking spaces, relocated the dumpster area and
have answered CHA’s comments. Mr. Berkowitz stated that at the last
meeting the applicant stated there would be no tractor-trailers but
now has stated there are tractor trailers entering the site. Mr. David
Burns, owner of Quick Ag, stated they have been in the Town for a long
period and that they are a low volume, low exposure business involving
an engineering/sales office for heating and cooling equipment. The
most part of the business is servicing schools in the area including
New England. The proposed building is to house supplemental equipment
for the heating and cooling units. It is so service to existing units
can be maintained such as filters and some parts. Presently, truck
pull up, back in and pull out which is a hazard. Most of the
deliveries are cube van typical to UPS deliveries. At other times,
once or twice per week, a motor freight may deliver a unit around
1,000lbs. The proposed storage space is to be a delivery destination.
It is designed to be a low impact building and is designed to allow
safe ingress/egress pattern for trucks. Mr. Bianchino stated that
there is a letter from the applicant answering the concerns raised by
the CHA’s engineering review. Most of the comments have been
addressed. The one outstanding issue is the site distance is existing
condition is sub-standard. Mr. Bianchino agrees having and allowing
the trucks an area to pull in and turn around and pull out is creating
a better situation. Mr. Bianchino stated the applicant would need to
prepare final plans to address the comments from the review letter and
answer the sight distance concern. The sight distance is an issue but
the idea of having the trucks being able to turn around internally on
sight lessens the concern but still needs to be addressed. Mr. Burns
stated that they could remove some existing vegetation near the roads
to improve the sight distance. This item was tabled.
03.178 Mike Abele Subdivision, Boyack Road, Major Subdivision. Mr.
Andress was presented to the proposed 10-lot subdivision of the Lands
of Abele off of Boyack Road. At the last meeting, a Public Hearing was
held and at that time the Board raised concerns with the location of
the detention basin and concerns with the history of flooding in the
area. Mr. Andress stated that they have discussed the issues with CHA.
The original request by the Board was to move the detention basin away
from the road by removing one lot. This could not be done because of
the natural grade of the area but the detention basin has been moved
from the road. If the detention basin was to be moved further upgrade
there are two concerns, one the detention basin would need to be much
deeper and by moving it further upgrade the detention basin would not
be able to pick up a portion of storm water from the road near the
access to Boyack Road. The subdivision has two area of drainage both
moving toward the west. The detention basin is designed to control
runoff from the road for the whole subdivision. There is room to
buffer the detention basin with vegetation.
The flooding issues have been addressed by speaking with West Crescent
Fire Co., Clifton Park Building Dept and the determination is that the
flooding is from the backup of water due to ice jams on the Mohawk R.
Recently, a heavy rain caused water to cross the road, away from the
proposed subdivision. The applicant has submitted a letter stating he
is proceeding at his own risk regarding the water agreement needed
from the Town of Clifton Park. Mr. Nadeau stated the Board has
received pictures of Boyack Road flooding from a recent rain event and
would like to know the locations. The applicant showed the areas by
pointing to the site map. Mr. Abele stated that from Halfmoon on down
there is a swale in the road and conveys the road and from Clifton
Park on up there is no swale and the water crosses the road. Mr.
Andress stated he has received a letter from the Halfmoon Highway
Superintendent asking to replace the existing culvert under Boyack
with a larger culvert. The applicant has discussed the issue with CHA
and is proposing of leaving the existing culvert in place and placing
a new larger one next to it. Mr. Andress commented that there would be
less water velocity leaving the site in the post construction as to
what is happening now. Mrs. Patenaude asked where is the location of
the culvert. Mr. Bianchino there are two culverts one in the Town of
Clifton Park and one between the two existing houses associated with
the Able subdivision. Mr. Roberts stated that at other meetings the
neighbors have stated concerns density, drainage, buffering from the
Northway and flooding and shares those concerns and feels the
applicant should stay with the original 4-lot subdivision. Mr. Nadeau
stated he agrees with Mr. Robert’s statements. Mr. Ruchlicki stated if
it were only a 4-lot subdivision that there would be less vegetation
removed from the hill and the natural water absorption would be
better. Mr. Higgins stated that he has concerns with the detention
pond in the location and feels the development and the amount of
clearing needed will aggravate an already bad situation. Mr. Higgins
feels a smaller development with less removal of the vegetation would
be better for the site. Mr. Ruchlicki agreed. Mr. Berkowitz stated if
is the third time they visited the site and all have came back with
the same conclusion and agrees with the rest of the Board’s comments.
Mrs. Patenaude stated at first she was leaning in favor of this
proposal and was pleased with the buffering and conservation area to
the site but now after hearing all of the comments would like to get
more information such as information of the EAF and soil conditions.
She stated she is now leaning toward the direction of the rest of the
Board. Mr. Watts stated to the applicant that the Board has discussed
the feeling toward the proposal and asked the applicant if he would
like to submit further revisions to the proposed subdivision. Mr.
Rehfuss, the applicant’s attorney, stated they currently have an
existing 4-lot subdivision approval and by the comments of Mr. Roberts
and Mr. Nadeau that anything other than the 4-lot subdivision will be
met with a disapproval. Mr. Rehfuss stated he was present when the
14-lot subdivision proposal was disapproved the Board with concerns of
density, the Board weighed heavily on the County’s negative
declaration and drainage and flooding. Now, the County has returned a
positive comment on the 10-lot proposal, which takes care of the first
concern. The second issue is with drainage and flooding. The
subdivision plans have been changed. Mr. Rehfuss stated the Town’s
engineer has issued a comment letter stating the flooding issues are
not occurring from the Abele property. Mr. Bianchino stated the
flooding that the Board is concerned about, mainly the ones depicted
in the pictures, is from under sized culverts under Boyack Road. Mr.
Rehfuss asked Mr. Bianchino if he was satisfied with the fact that
would address any of those issues. Mr. Bianchino stated what he had
indicated was the project should not exacerbate the issue. Mr. Rehfuss
stated the comment letter did indicate the project would not
exacerbate the issue. Mr. Rehfuss stated the CHA comment letter from
September 2, 2003 stated that the post development peak discharge
rates would equal or be less then predevelopment peak.
Mr. Bianchino stated the new stormwater regulations not only include
post development rates matching pre development rates but also cover
volume. Mr. Watts stated at this point if they want to proceed with
the 10-lot subdivision the Board could vote on that. Mr. Rehfuss
stated when they voted on the 14 lot he requested they table it so
they could have discussions with some of the Board members to address
some of the concerns. Mr. Rehfuss would like to do that for the
10-lot. Mr. Rehfuss stated he has not seen the comments from the
neighbors but would address them. Mr. Rehfuss also stated they are
willing to meet with the neighbors as well. Mr. Rehfuss stated they
could table it and adjourn for a couple of weeks. Mr. Nadeau stated
there were two public hearings and they have determined what the
neighbors concerns are. Mr. Watts agreed. Mr. Watts stated they could
vote on the proposal as it stands.
Mr. Roberts made a motion to deny the application for a 10-lot
subdivision based on all of the concerns that were raised by the
Planning Department. Mr. Nadeau seconded. Motion carried.
Mr. Rehfuss asked if there would be a written decision from the Board.
Mr. Chauvin stated it would be filed with the Town Clerk and would
send him a copy when it is filed.
03.193 Cracker Barrel, 4 Tower Way, Addition to Site Plan. Mr. Kevin
Galanka was present and stated the site plan has not changed from the
last Board meeting. Mr. Galanka stated the addition would be to add
approximately 400 square feet for storage. Mr. Galanka stated this
would be a permanent answer for the problems they have had for the
last few years with storage containers on site. Mr. Watts asked Mr.
Bianchino if he had any comments. Mr. Bianchino stated they have
reviewed this and have no problems. Mr. Watts stated it is a
consistent policy of the Planning Board not to allow outside storage
trailers. Mr. Watts thanked the applicant for the removal of the
trailer they had on site. Mr. Watts asked for a motion.
Mr. Berkowitz made a motion to approve the addition as presented. Mr.
Ruchlicki seconded. Motion carried.
03.194 Priddle Subdivision, Angle Lane, Re-stamping of Minor
Subdivision. Mr. Gil VanGuilder was present and stated he has spoken
with both residents and there has been a letter submitted stating they
are in resolving the vegetation issue. Mr. VanGuilder stated the
Priddle’s would be replacing the vegetation. Mr. VanGuilder stated
both parties involved are satisfied. Mr. VanGuilder stated they are
seeking the re-approval so they can file the subdivision map. Mr.
Watts asked if anyone had any questions.
Mr. Nadeau made a motion to approve the re-stamping of the plans. Mr.
Higgins seconded. Motion carried.
New Business:
03.192 MGD’s Landscaping, 1548 Route 9, Change of Tenant & Sign. Mr.
Mike Dickinson was present and stated he would like to install a sign
on the building. Mr. Dickinson stated he has been there a couple of
years working on odds and ends and his lawn mowers. Mr. Roberts asked
if the sign size would be 4 feet x 8 feet. Mr. Dickinson responded yes
it is a piece of plywood they painted on. Mr. Roberts would like to
see a professionally made sign for the site. Mr. Watts stated to Mr.
Dickinson to speak to Mr. Williams about the sign. Mr. Higgins asked
if this has always been a business or is it a pre existing business.
Mr. Dickinson responded it was previously Lindsey’s Country Store. Mr.
Watts asked how long he was working out of this site. Mr. Dickinson
responded 2 years. Mr. Higgins asked if it had separate sanitary
facilities, water and electric. Mr. Dickinson stated it is commercial
electric and if he needs water he uses a hose with the water next
door. Mr. Dickinson stated he is not in there a lot. Mr. Williams
stated he is basically using the garage to keep his equipment and
maintain them. No customers come to the site. Mr. Watts read the
description on the application and asked if he was storing and
repairing. Mr. Dickinson responded yes, if something breaks he fixes
it. Mr. Watts asked if it was a repair for anyone else. Mr. Dickinson
responded he only fixes his machines. Mr. Berkowitz asked if there was
a telephone on site. Mr. Dickinson responded no. Mr. Chauvin asked if
there were any employees that worked out of this site. Mr. Dickinson
responded no. Mr. Chauvin stated if there ever was they would need
proper facilities. Mr. Dickinson stated he does not plan on ever doing
that. Mr. Watts stated he is amending the application to reflect
storage and repair.
Mr. Roberts made a motion to approve the application as presented. Mr.
Nadeau seconded. Motion carried.
03.196 Mechanicville Youth Soccer, McBride Road, Minor Subdivision
03.197 Mechanicville Youth Soccer, McBride Road, Commercial Site Plan.
Mr. Gil VanGuilder was present. Mr. VanGuilder stated the McBride’s
own a little over 80 acres of land on McBride Road and the
Mechanicville-Stillwater Soccer club has approached them about
utilizing a portion of their farm fields for their soccer league. The
area according to the revised site plan is 14.6 acres. Minor
re-grading would take place for the fields. In looking at the proposed
use and the parking needs they are suggesting parking for 100 cars in
a gravel parking area. Access would be off of the right angle bend in
McBride Road and provide a 60-foot wide right of way that the
McBride’s envision to be a future access for the remainder of the
property. The proposal is for a long-term lease not a purchase of the
property. They would like to have a building for a snack bar and
partition off a section for the storage of their lawn maintenance
equipment. There would be portable toilets for sanitary facilities
because of the seasonal use. The reason for the configuration of this
is because of the area the club would like to utilize. There is a lot
reserved for a future building lot for one of the sons. There is an
area that would be set aside to possibly in the future be annexed to
the Decelles. That is Mr. McBride’s daughter and son in law. Mr.
VanGuilder stated that is pretty much the proposal and asked if the
Board had any questions about the clubs activities. Mr. VanGuilder
stated Mr. John Pingelski was present. Mr. Roberts asked how long the
lease was. Mr. Pingelski stated 10 years with an option to buy. Mr.
Higgins asked if they would have any running water in the snack bar.
Mr. VanGuilder stated they are proposing some of their food and drinks
to be prepackaged. They may have a sink with gray water as far as for
cleaning up. They are anticipating selling hot dogs and hamburgers.
Mr. VanGuilder stated they do know they do need the Department of
Health approval. Mr. Roberts asked if it was fro spring and fall
seasons. Mr. Pingelski responded right now it is just fall, they are
sharing fields right now. Mr. Roberts asked how many teams they
anticipate. Mr. Pingelski responded they have 40 teams with kids
ranging in age from 4 years old to 6th grade. The season runs 7 weeks.
Mr. Pingelski stated spring would be a definite possibility. Mr.
Roberts asked if there would be traveling teams. Mr. Pingelski stated
possibly. Mr. Roberts stated he likes this use and thinks it’s a good
use.
Mr. Roberts made a motion to schedule a public hearing. Mrs. Patenaude
seconded. Motion carried.
Mr. Watts asked if anyone had anything else for the Board. Mrs.
Patenaude made a motion to adjourn at 8:59 pm. Mr. Berkowitz seconded.
Motion carried.
The next Planning Board meeting will be September 22, 2003
Respectfully Submitted
Tara Anuszewski, Secretary
Town of Halfmoon Planning Board
|
