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Planning Board Minutes - January 24, 2005
Those present at the January 24, 2005 Planning Board meeting
were:
Planning Board Members: Steve Watts – Chairman
Don Roberts – Vice Chairman
Cindy Patenaude
Marcel Nadeau
Tom Ruchlicki
John Higgins
Alternate
Planning Board Member: Bob Beck
Planner: Jeff Williams
Deputy Town Attorney: Lyn Murphy
Town Board Liaisons: Walt Polak
CHA Representative: Mike Bianchino
Absent: Bob Chauvin, Rich Berkowitz, Mindy Wormuth, Daphne
Jordan and Daniel McDermott.
Mr. Watts opened the January 24, 2005 Planning Board Meeting
at 7:02 pm. Mr. Watts asked the Board if they have reviewed
the January 10, 2005 Planning Board Minutes. Mr. Roberts
made a motion to approve the January 10, 2005 minutes. Mr.
Higgins seconded. Motion carried.
Public Hearings:
05.101 PH Lot #24 Kingsbrook Estates, Danforth Road – Minor
Subdivision
Mr. Watts opened the Public Hearing at 7:03 pm. Mr. Watts
asked if anyone would like to have the Public Notice read.
No one responded. Mr. Jim Loiselle of 22 Danforth Road
proposes to subdivide a vacant parcel located at 24 Danforth
Road in Kingbrook Estates. Mr. Loiselle stated that the
vacant parcel would be divided between a neighbor, Mr.
Borden, who resides at 26 Danforth Road and himself. Mr.
Watts asked if anyone from the Public wished to speak. No
one responded. Mr. Watts closed the Public Hearing at 7:06
pm.
Mr. Higgins made a motion to approve the Minor Subdivision.
Mr. Roberts seconded. Motion carried.
05.109 PH Brazell Subdivision, 100 Fellows Road – Minor
Subdivision
Mr. Watts opened the Public Hearing at 7:07 pm. Mr. Watts
asked if anyone would like to have the Public Notice read.
No one responded. Mr. Gil VanGuilder of Gilbert VanGuilder
and Associates proposes to subdivide an existing 2.02-acre
parcel located on Fellows Road. Mr. VanGuilder stated that
this parcel was located on Fellows Road north of Rt. 146 and
east of Werner Road. Mr. VanGuilder stated that a mobile
home was previously located on this property. Mr. VanGuilder
stated that the owner has removed the mobile home and would
like to subdivide the lot into 2 single-family residential
lots. Mr. VanGuilder stated one lot would be a conventional
lot and the other lot would be a flag lot. Mr. VanGuilder
stated the parcel slopes from the rear of the property to
the front of the property. Mr. VanGuilder stated the degree
of the slope is less than 15% so the lots are developable.
Mr. VanGuilder stated the applicant proposes a common
ingress/egress easement over the existing driveway that is
also used by a neighbor. Mr. VanGuilder stated there is an
agreement with an existing lot to the south that will use
the driveway for looping on a temporary basis. Mr.
VanGuilder stated the 3 lots would all utilize the driveway
in common. Mr. VanGuilder stated the easements were
submitted to council for review.
Mr. Watts asked if anyone from the Public wished to speak.
Mr. Ron Fellows, property owner to the north and east of the
100 Fellows Road, stated that people are using his driveway
to access their property. Mr. VanGuilder stated he was not
aware of that situation and he would mention to the
landowners to cease using Mr. Fellows’ property. Mr. Watts
asked Mr. Fellows who was using his property for access. Mr.
Fellows stated that the applicant asked Mrs. Fellows if they
could use their property to located the modular home. Mr.
Fellows stated the applicant has brought in pieces of a
modular home and have stored it on his land. Mr. Fellows
stated that they have caused large ruts in his property and
he spoke to the gentleman and he stated that he would fix
it. Mr. VanGuilder stated he would speak to the applicant
about this situation. Mr. VanGuilder stated he believes it
may be a misunderstanding and he will bring it to the
property owner’s attention, as there is not an authorized
easement. Mr. Watts stated that before the Board can take
any action, a letter is required from the homeowner
indicating the use of the Fellows land will cease. Mrs.
Murphy stated to the Board that she did have an opportunity
to review the easements in question and the 10-ft. existing
easement needs to be larger than that. Mr. VanGuilder stated
that he would inform Mr. Brazell and Mr. Fusco to formalize
the situation. Mr. VanGuilder stated that when Mr. Brazell
conveyed the lot to Mr. Fusco an agreement was made between
them without any interaction on Mr. VanGuilder’s part. Mr.
VanGuilder stated that he would speak to Mr. Brazell
regarding the larger and formal easement consistent with the
minimum width required for a flag lot. Mr. Nadeau asked how
close the septic area was located to the well system on the
lower lot. Mr. VanGuilder stated that another well on the
property near the easement was being used. Mr. VanGuilder
stated that he had spoke to Mr. Harold Berger and Mr. Berger
will be designing the septic systems for the lots. Mr.
VanGuilder stated that Mr. Berger designed the septic
systems on another parcel for their application for a
Building Permit and a perc test has not been performed due
to the weather. Mr. Nadeau asked Mr. VanGuilder if the Fusco
well was located on the Brazell lot. Mr. VanGuilder stated
there is an existing well that by agreement Mr. Brazell is
allowing Mr. Fusco to utilize. Mr. VanGuilder stated there
were mobile homes on each of the lots they shared the well
between the two lots. Mr. VanGuilder stated that when Mr.
Brazell conveyed the lot to Mr. Fusco, Mr. Brazell gave Mr.
Fusco an easement to utilize the driveway on a temporary
basis until Mr. Fusco is able to construct his own driveway
and also granted an easement to utilize the well. Mr. Nadeau
stated that he not sure if the Board has ever approved a
subdivision to shared a well with a neighbor. Mr. VanGuilder
stated the 2 mobile homes that have been existing on the
property with the share well were probably prior to zoning
law requirements in the Town. Mr. Higgins asked where the
well would be located on the front lot. Mr. VanGuilder
stated the wells would be located in the center of the
parcels and the septic systems will be located outward away
from the wells. Mr. Higgins asked where the Fusco septic
system was located. Mr. VanGuilder stated the septic systems
were in the rear of the property and he would check the
status of the septic location when Mr. Berger does the
design work for the septic systems. Mr. Higgins asked what
is presently on the lots. Mr. VanGuilder stated there was a
mobile home that has since been removed from the site and
the land is presently vacant. Mr. Higgins asked if there was
any construction work going on at the present time. Mr.
VanGuilder stated that the only activity at this site is Mr.
Fusco accessing his lot. Mr. VanGuilder stated that he would
notify Mr. Fusco that he does not have an easement to cross
the Fellows property. Mr. Watts again stated that before the
Board can take any action, a letter is required from the
homeowner indicating that they will not utilize the Fellows
property without his permission. Mr. Higgins stated the
letter should also indicate the repair of any damage to the
Fellows property. Mrs. Murphy stated that she would contact
Mr. VanGuilder regarding the shared well issue. Mr. Watts
closed the Public Hearing at 7:11 pm.
This item was tabled and the Planning Board asked for a
letter from the applicant stating access on Mr. Ron Fellows
property will cease and any damages to the property would be
repaired and upon review of the shared well issues by the
Deputy Town Attorney.
Old Business:
02.233 OB Farmview Subdivision, Harris Road – Major
Subdivision
Mr. Ivan Zdrahal of Ivan Zdrahal and Associates stated he
was before the Board to discuss sidewalk issues for the
approved Farmview Subdivision. Mr. Zdrahal stated the
sidewalks were part of the project up to the preliminary
approval of the project. Mr. Zdrahal stated the sidewalks
were removed due to liability and maintenance issues. Mr.
Zdrahal stated through his error, he forgot to inform the
Planning Board about the sidewalk removal from the project
prior to the final approval. Mr. Zdrahal apologized to the
Board and stated he would install the sidewalks if the
Planning Board felt they were necessary. Mr. Zdrahal stated
due to liability and maintenance issues, the applicant
thought it would be best to have the sidewalks removed from
the plan. Mr. Bianchino stated at the time of the review it
was realized when reviewing the Home Owner’s Association
language and at the pre-construction meeting, that the
sidewalks were no longer being proposed for the project. Mr.
Bianchino stated that he then raised the issue with Mr.
Zdrahal and suggested that he bring it back before the
Planning Board. Mr. Roberts stated that since the sidewalks
were being removed, would there be any possibility a trail
system, along Harris Road, could be placed according with
the Town’s trail system. Mr. Zdrahal stated the HOA’s land
has limited frontage along Harris Road but would be willing
to set aside land if the Town desired. Mr. Bianchino stated
that a future ROW could be shown on the map for an area to
place the trail if there was a Town need. Mr. Zdrahal stated
he is willing to further discuss the issue. Mr. Watts agreed
and asked Mr. Zdrahal to keep it in mind for future
discussions.
Mr. Roberts made a motion to approve the final subdivision
plan without sidewalks. Mrs. Patenaude seconded. Motion
carried.
04.140 OB Adirondack Pet Lodge, Old Route 9 – Access for
Commercial Site & Sign
This item was removed from the agenda with the applicant’s
consent.
04.177 OB Lot 23 Halve Maen Manor North, Hendrik Hudson Way
– Minor Subdivision
Mr. Rob Osterhout of Boswell Engineering proposes a
re-subdivision of Lot #23 of Halve Maen Manor North. Mr.
Osterhout stated that in April 2004 he appeared before the
board and since that time he has secured the necessary
wetlands disturbance permits from the NY DEC which have been
submitted to the Board. Mr. Osterhout stated that he was
before the Board to present the final subdivision plans with
the conditions of the DEC permit and request a Public
Hearing to move forward for a final approval. Mrs. Murphy
stated she has reviewed the application and stated to the
Board that the proposed lot subdivision is not a lot that
would normally be approved based on its dimensions. Mrs.
Murphy stated that because the lot is going to be created
and transferred to the County for the sole purposes of a
pump station, a note will be placed on the map stating the
pump station lot is being created for the sole purpose for
the pump station and no residential use will ever occur on
the pump station lot. Mrs. Murphy stated she felt it was
appropriate to move forward should the Board choose to
schedule a Public Hearing. Mr. Higgins inquired if the two
proposed residences were part of the flag lot. Mr. Osterhout
stated that Saratoga County Sewer District was originally
going to received the entire 3.1-acre parcel but they didn’t
want to own that much land. Mr. Osterhout stated that he is
proposing to create 2 residential lots from the remaining
lands that were initially slated to be conveyed to the
County Sewer. Mr. Higgins asked if there were any other flag
lots in the originally subdivision. Mr. Osterhout stated he
had reviewed the issue with Mr. Williams and that the
proposed lot for this action will be the only flag lot in
the development. Mrs. Murphy stated the 2 proposed lots were
in compliance with the zoning ordinances.
Mr. Roberts made a motion to set a Public Hearing for the
February 14, 2005 Planning Board Meeting. Mr. Nadeau
seconded. Motion carried.
New Business:
05.111 NB A & M Sports, McBride Road – Special Use/GEIS
&
05.119 NB A & M Sports Complex, 16 McBride Road – Commercial
PDD/GEIS
Mr. Scott Lansing of Lansing Engineering proposes 3
simultaneous actions for the project located on a 95.5-acre
parcel off of McBride Road. Mr. Lansing stated there is an
existing residence on the parcel. Mr. Lansing stated that
approximately 14-acres of the parcel is leased to the
Mechanicville-Stillwater Youth Soccer League that was
approved by the Board as a special use permit. Mr. Lansing
stated the parcel is currently zoned
Agricultural/Residential. Mr. Lansing stated that the
applicants do not wish to develop the parcel with
residential uses. Mr. Lansing stated that the applicants are
proposing a sports complex. Mr. Lansing stated that the
complex would be divided into 2 lots. Mr. Lansing stated
that 1 lot would be approximately 85-acres and the other lot
that is located toward the front of the parcel would be a
10-acre lot that is proposed for a Planned Development
District. Mr. Lansing stated the first action would be a
subdivision to create a 10-acre lot and 85.5-acre lot. Mr.
Lansing stated the second action would be the PDD and the
third action would be for a special use permit for the
baseball fields. Mr. Lansing stated the 10-acre lot that
will house the A&M Sports Complex would include a 20,000 SF
gymnasium with parking. Mr. Lansing stated that in the
20,000 SF gymnasium there would be 2 basketball courts, 2
racquetball courts, lockers and a snack bar. Mr. Lansing
stated that outside of the gymnasium there would be a
pavilion, volleyball courts and 3 outdoor basketball courts.
Mr. Lansing stated the remaining 85.5-acres would include
the existing residence, the existing soccer fields and the
proposed 3 baseball fields. Mr. Lansing stated the proposed
special use permit for the 3 baseball fields and parking
that will be located in the middle of the parcel with access
from McBride Road. Mr. Lansing stated the infrastructure of
the project would consist of water, storm water management
and sewer. Mr. Lansing stated they are currently working on
with Mr. Tironi.
on obtaining public water service from Pruyn Hill Road into
the project. Mr. Lansing stated that if the public water
services were not available for usage from the Town, then
they would propose a well for the project. Mr. Lansing
stated that storm water would be mitigated on site that will
be directed to storm water basins. Mr. Lansing stated that
where there is no public sewer available to the site, they
are proposing an outside septic system. Mr. Lansing stated
that the use is a low traffic generator and most of the
traffic would be during non-peak times. Mr. Lansing stated
he understood that community benefits are required for the
proposed PDD. Mr. Lansing stated the use in general
parallels the GEIS and comprehensive master plan with the
active recreation areas
that would be a benefit to the community. Mr. Lansing stated
the applicant’s currently donated the use of their fields
and they would like to continue to donate the use of their
fields to the Mechanicville-Stillwater Little League and
Soccer League. Mr. Lansing stated that a question was raised
regarding how much of the donation has been a benefit to the
Town of Halfmoon. Mr. Lansing stated that researched has
been conducted and approximately 16 percent or a total of 48
children utilize the fields that reside in Halfmoon. Mr.
Lansing stated the applicant’s guesstimates that
approximately 300 children use the fields per week. Mr.
Lansing stated the applicant’s are offering the use of the
20,000 SF gymnasium to the Town for one hour a day, Monday
through Friday, November 1 to April 15. Mr. Lansing stated
that the applicant’s have devised a 25 FT. corridor around
the entire perimeter of the parcel for a trail system to
allow flexibility for the Town to connect to future trails
system. Mr. Lansing stated the applicant’s are asking that
any unused portions of the proposed trail be reverted back
to the owners. Mr. Lansing stated there have been changes
made to the proposed project since the Town Board referred
to the Planning Board. Mr. Lansing stated that the
applicant’s have met with a neighbor, Mr. George Amann, to
discuss relocation of the building and parking. Mr. Lansing
stated that Mr. Amann has agree to convey approximately 60
FT. of his property as long as the applicant’s conveyed back
60 FT. to change the access route to the parcel. Mr. Lansing
stated that this would now allow the applicant’s to shift
the building, parking and fields down toward the south of
the property. Mr. Lansing stated that overall they feel the
proposed application parallels the comprehensive plan and
feel that the proposed projects would be a benefit to the
community. Mr. Lansing stated that they feel the community
benefits that have been proposed offset the variances that
they are seeking. Mr. Lansing stated he was before the Board
for questions and comments and a possible referral to CHA
for further review. Mr. Higgins asked where the 20 percent
green space was located for lot 1. Mr. Lansing stated that
there are many areas of green space on the parcel that have
not yet been identified. Mrs. Patenaude asked if the outdoor
courts would be lit. Mr. Lansing stated he was unsure and he
would need to check with the applicant’s. Mr. Steve McBride
stated that they did not intend to light the outdoor courts.
Mr. Higgins asked if lot 4 had the same ownership as lots 1,
2 and 3. Mr. Lansing stated that lot 4 had separate
ownership. Mr. Watts asked what the hours of operation would
be for the volleyball court and would the court be lighted.
Mr. McBride stated the volleyball court would be for daytime
use. Mr. Watts asked if the parking lot would be lit. Mr.
Lansing stated that the parking lot would be lit. Mr. Watts
asked what the hours of operation would be for the
gymnasium. Mr. McBride stated morning until 10:00 pm, 7 days
a week. Mr. Roberts asked since the proposed gymnasium has
been moved to another location since the original proposal,
then how close would the neighbor be. Mr. McBride stated
that the building would now be located behind his brother,
Jimmy Phelps, home. Mr. McBride stated he is currently
talking with his neighbors as the project moves ahead. Mr.
McBride stated that Mr. Amann had the biggest concerns
regarding headlights shining on homes. Mr. McBride stated
that with the relocation of the building, it would have less
impact on the neighbor’s homes. Mr. McBride stated he
understood the neighbor’s privacy concerns. Mr. Roberts
asked how close would the facility be located in feet to the
neighbor’s properties. Mr. Lansing stated the proposed
building would be approximate 120 FT. from the property
line. Mr. Nadeau asked if that included the parking area.
Mr. Lansing stated the parking area would be approximately
40 FT. from the property line. Mr. Nadeau stated to Mr.
Lansing that the buffer area in a PDD is 100 FT. Mr. Higgins
asked if the applicant’s would construct the trail system.
Mr. Lansing stated no, the applicant’s would not construct
the trail system. Mr. Lansing stated the applicant’s would
just provide the space for a trail. Mrs. Patenaude stated
the buffering should be 100 FT. when coming up against the
mix use and 50 FT. would be at the Board’s discretion. Mrs.
Patenaude stated to the applicant’s that any proposed plans
should have the 100 FT. buffer. Mr. Bianchino stated for
rear yard/side yard that a 100 FT. of open space when
abutting residential uses or district. Mr. Bianchino further
stated that 50 FT. of which shall be used for landscaping or
a no-cut buffer at the discretion of the Planning Board. Mr.
Watts stated there may be issues at the Public Hearing
because the area is zoned A/R. Mr. Watts stated asked if
there was any thought given to placing the building more
toward the center of the property to avoid neighbor
concerns. Mr. Lansing stated this was the only area of the
property that was available to the applicant’s from the
owner for the development of the facility. Mr. Watts stated
that because the property is zoned A/R there may be neighbor
concerns and possibly down the road the applicant’s may be
required to relocate the proposed facility. Mr. Watts asked
about the wording “leased” and “donated” that are used
interchangeably and is there no charge for the use. Mr.
McBride stated the leagues would lease to own and there was
no charge for practice use. Mr. Nadeau asked if there were
any planned uses for the remaining acreage. Mr. McBride
stated that the remaining 85-acres will be owned by his
parents who wish to keep it open. Mrs. Patenaude asked if
there were softball fields proposed for the 85-acres parcel.
Mr. McBride stated yes. Mr. Higgins asked who resided to the
right of the proposed parking area. Mr. McBride stated the
McBride barns are located to the right of the parking area.
Mr. Watts asked how many parking spaces were required for a
20,000 SF facility. Mr. Lansing stated based on the courts -
5 basketball courts 15 parking spaces, 2 racquetball courts
6 parking spaces, 3 softball fields – 9 spaces and 1
volleyball court 3 parking spaces which total 33 parking
spaces required and 47 parking spaces are provided. Mr.
Watts asked Mr. Williams if the total was correct on the
parking spaces with a 20,000 SF gymnasium. Mr. Williams
stated that all uses still needed to be looked at. Mr. Watts
stated to Mr. Lansing and the applicants that when they
return for the Public Informational Meeting that they have
an exact requirements of parking. Mr. Polak stated that they
should see what is going to be needed for the future build
out also. There was much discussion amongst the Board
Members in regard to many questions that are unanswered and
many questions that may be raised at the Public
Informational Meeting.
Mr. Roberts made a motion to set a Public Informational
Meeting for the February 14, 2005 Planning Board Meeting.
Mr. Nadeau seconded. Motion carried.
05.112 NB Hometown Lanes Inc., 994 Hudson River Road,
Addition to Site Plan
The applicant was not present and no action was taken on
this item.
05.113 NB Halfmoon-Waterford Fire Dist. #1, 315 Middletown
Road – Lot Line
Adjustment
Mr. Wayne Burton, Attorney, is representing the
Halfmoon-Waterford Fire District #1 for the proposed lot
line adjustment. Mr. Burton stated the reason for the
proposed lot line adjustment is to change the boundary line
on the existing driveway and parking area on the Fire
District property.
Mrs. Patenaude made a motion to set a Public Hearing for the
February 14, 2005 Planning Board meeting. Mr. Ruchlicki
seconded. Motion carried.
05.114 NB United Specialist, 1 Birchwood Drive – In-Home
Occupation
Mr. Gary Menia, applicant, proposes an in-home occupation
located at 1 Birchwood Drive. Mr. Menia stated he is in
process of purchasing the property at 1 Birchwood Drive and
would like to utilize the parcel for a home office for a
chimney repair and maintenance business. Mr. Watts asked the
applicant for more clarification on the in-home occupation.
Mr. Menia stated he is before the Board to apply for the use
of an in-home office and residential occupation of property
that he is under contract to purchase. Mr. Menia stated the
in-home occupation would be a small
satellite office of his 30-year old company and comply with
the intent of home occupation regulations. Mr. Menia stated
a partner of the parent company would lease the property
that is primarily a chimney maintenance and restoration
company. Mr. Menia stated that there would be no more than 1
employee working from the location. Mr. Menia stated that
most of their equipment and vehicles would be located in the
Slingerlands area. Mr. Menia stated his company has found
the need to shorten the distance for their customers based
in Saratoga County. Mr. Menia stated the proposed home
office would be less than the required 30 percent of the
total floor space required. Mr. Menia stated part of the
garage will be used and one small room for office supplies
and the bathroom employee use. Mr. Menia stated there would
be no exterior signs or displays other than a truck that is
lettered, which will be parked on the side of the building
away from the residential homestead located to the south.
Mr. Menia stated that no services or products would be sold
out of this office location so there would be no impact on
traffic. Mr. Menia stated that all of their sales are done
out of their trucks which are accessories that are delivered
to the residents they service. Mr. Menia stated the only use
of the office would be for the applicant and his co-worker.
Mr. Menia stated that return trips to the office would be
limited to one mid-day to restock accessories. Mr. Menia
stated the office hours would be weekdays 7:30am to 5:00pm.
Mr. Menia stated the only lighting would be an overhead
light on the garage. Mr. Nadeau asked what materials or
equipment would be stored in the garage. Mr. Menia stated
that chimney caps, flute caps and fireplace grates and very
little of those materials are stored. Mr. Nadeau asked Mrs.
Murphy if there is an ordinance regarding storage being
allowed in an in-home occupation. Mrs. Murphy stated that
this residence was located in a Commercial zone and an
in-home occupation is not permitted in a Commercial zone.
Mrs. Murphy stated to Mr. Menia that his proposed in-home
occupation would have to be denied based upon this
condition. Mr. Watt stated that if Mr. Menia wishes to run a
business at this site then a commercial site application
would be one option. Mr. Watts stated there is also an issue
with deeds and covenants, which was not a Planning Board
issue. Mrs. Murphy stated there were restrictive deeds and
covenants with the Birchwood Drive development. Mrs. Murphy
stated that the Planning Board would not be in a position to
enforce but the Birchwood residences would be in a position
to enforce. Mrs. Murphy stated to Mr. Menia that he should
look into this matter prior to purchasing the property. Mr.
Watts stated that Mr. Menia could apply to the Zoning Board
of Appeals after the Planning Board denied the application
to see what hardship they could prove to the ZBA but he was
not currently in ownership of the home. Mrs. Murphy stated
that Mr. Watts had stated there are various options that he
could pursue.
1. The applicant could use the property solely as commercial
2. The applicant could continue with the in-home occupation
with the knowledge that the Planning Board would have to
deny the application and the applicant would have to apply
to the ZBA
3. The applicant has a caveat that he should be aware and
speak league council with regards to the covenants and
restrictions that exist in the deed for the said property
Mr. Watts asked Mr. Menia which way he would like to
precede. Mr. Menia stated that he would inform the Planning
Board before the next Planning Board meeting.
This item was tabled for further information from the
applicant.
05.115 NB Ayva Acres Subdivision, Vosburgh Road – Major
Subdivision/GEIS
Mr. Scott Lansing of Lansing Engineering proposes a
conventional subdivision located on a parcel
east of Smith Road, west of Pruyn Hill Road and north of
Vosburgh Road. Mr. Lansing stated
the parcel is approximately 134.6-acres. Mr. Lansing stated
the general drainage of the parcel is toward the center and
then down toward the southeast. Mr. Lansing represented DEC
wetlands and mandatory buffers on the site plan. Mr. Lansing
stated the wetlands are forested and there is some pocket
forestation on the central southern portion of the parcel
and the area to the west. Mr. Lansing stated the parcel is
zoned Agricultural/Residential. Mr. Lansings stated the
proposed lots are 20,000 SF with 50 ft. frontyard setback,
30 ft. rearyard and 10 ft. sideyard. Mr. Lansing stated the
adjacent uses include residential uses along Vosburgh Road
and vacant land around the surrounding parcel. Mr. Lansing
stated the proposed subdivision was within the GEIS area and
the applicant is proposing 54 lots. Mr. Lansing stated there
are 96.6-acres of open green space of the 134.6-acres. Mr.
Lansing stated the proposed subdivision would be served by
public water; sewer and storm water would be managed on
site. Mr. Lansing stated he was before the Board for a
referral to CHA for review. Mr. Watts asked if the
96.6-acres would be donated to the Town. Mr. Lansing stated
yes. Mr. Roberts asked if the donated acres would consist of
wetlands. Mr. Lansing stated there would be a bank of land
donated to the Town that is adjacent to some open space
areas on Smith Road PDD. Mr. Roberts asked if a majority of
the land would be unusable. Mr. Lansing stated he would say
it would be a majority of the land, but half and half. Mr.
Higgins asked if there was a cell tower located near the
proposed subdivision.
Mr. Lansing stated there was. Mr. Williams stated the
subdivision plan does not represent the entire parcel. Mr.
Higgins asked if the proposed homes would be single-family
homes. Mr. Lansing stated yes. Mr. Nadeau stated he had
concerns with the intersection and sharp curve on Vosburgh
Road. Mr. Watts asked Mr. Bianchino if this issued would be
looked at by CHA in their review. Mr. Bianchino stated yes.
This item was tabled and referred to CHA for technical
review.
05.116 NB Trick Shot Billiards, 1602 Route 9 – Change of Use
& Sign
Mr. Tim Berlin presented a change to the use & sign to the
Board of his approved bar area for Trick Shot Billiards
located at the Shamrock Plaza. Mr. Berlin stated he wished
to place a kitchen in the bar area in order to serve pub
type finger foods. Mr. Berlin stated he has discussed the
kitchen with the Town’s Building Department. Mr. Watts asked
about NYSDOH. Mr. Berlin stated he would need approval from
NYSDOH. Mr. Higgins asked about the septic. Mr. Berlin
stated the business is on septic and he would need to
install a grease trap. Mr. Roberts stated the sign
application was to replace an existing sign on the
free-standing sign. Mr. Berlin stated he removed the neon
sign and wished to replace it with a sign advertising the
sports bar.
Mr. Roberts made a motion to approve the change of use and
sign applications. Mrs. Patenaude seconded. Motion carried.
05.117 NB Zava Hair Studio, 1505 Route 9 – Sign
The applicant stated they wished to place a canopy above the
store front with a 4 SF sign and to place one tenant panel
on the existing free-standing sign. Mr. Roberts asked what
color is the canopy. The applicant stated it would be green
like the Glenn Peter Jeweler’s canopy.
Mr. Roberts made a motion to approve the sign application.
Mrs. Patenaude seconded. Motion carried.
05.118 NB Pet Perfection Inc., 1624 Route 9 – Sign
Mr. Ed Nadeau stated he wished to place a tenant sign in the
existing free-standing sign and place a 12 SF double-sided
sign above the storefront for his dog grooming business
located in Lee’s Plaza.
Mr. Roberts made a motion to approve the sign application.
Mr. Nadeau seconded. Motion carried.
05.120 NB Acosta Inc., 4 Halfmoon Executive Park Drive –
Change of Tenant & Sign
Mr. Lyle Chambers, representative for Mr. Tim Conley,
presented a change of tenant for 4 Halfmoon Executive Park
Drive. Mr. Chambers stated the applicant wishes to utilize
3,800 SF of office space to operate a Sales & Marketing
Agency for National Grocery Manufacturers. Mr. Chambers
stated the applicant wishes to place a tenant panel on the
existing one-sided sign at the entrance of the site. Mr.
Chambers stated the sign would be 16 SF. Mr. Watts asked if
the parking is adequate. Mr. Williams stated yes.
Mr. Roberts made a motion to approve the change of tenant
and sign applications. Mrs. Patenaude seconded. Motion
carried.
05.121 NB Core Pay Inc., 4 Halfmoon Executive Park Drive –
Change of Tenant & Sign
Mr. Lyle Chambers stated Core Pay Inc. wished to establish
itself from their parent company, Benefit By Design. Mr.
Chambers stated that Core Pay Inc. will utilize 1,400 SF of
office space with 11 employees. Mr. Chambers stated 4
Halfmoon Executive Park Drive would be at full occupancy
with these two tenant changes. Mr. Chambers stated the
applicant wishes to place a tenant panel on the existing
one-sided sign at the entrance of the site. Mr. Chambers
stated the sign would be 16 SF.
Mr. Higgins made a motion to approve the change of tenant
and sign applications. Mr. Ruchlicki seconded. Motion
carried.
05.122 NB Studio D LLC Hair Salon, 217 Guideboard Road –
Sign
The applicant wishes to place a 20 SF sign over their
storefront in the Country Dollar Plaza.
Mr. Roberts made a motion to approve the sign application.
Mr. Higgins seconded. Motion carried.
05.123 NB Serotta’s Day Spa, 5 Halfmoon Executive Park Drive
– Change of
Tenant & Sign
This item was removed from the agenda per the applicant’s
request.
Mrs. Patenaude made a motion to adjourn the January 24, 2005
Planning Board Meeting at 8:35 pm. Mr. Ruchlicki seconded.
Motion carried.
Respectfully submitted,
Milly Pascuzzi
Planning Board Secretary
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