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Planning Board Minutes - February 14, 2005
Those present at the February 14, 2005 Planning Board
meeting were:
Planning Board Members: Steve Watts – Chairman
Don Roberts – Vice Chairman
Rich Berkowitz
Cindy Patenaude
Marcel Nadeau
Tom Ruchlicki
John Higgins
Alternate
Planning Board Member: Daphne Jordan
Bob Beck
Planner: Jeff Williams
Town Attorney: Bob Chauvin
Deputy Town Attorney: Lyn Murphy
Town Board Liaisons: Walt Polak
Mindy Wormuth
CHA Representative: Mike Bianchino
Mr. Watts opened the February 14, 2005 Planning Board
Meeting at 7:01 pm. Mr. Watts asked the Board if they have
reviewed the January 24, 2005 Planning Board Minutes. Mr.
Berkowitz abstained due to being absent from the previous
meeting. Mr. Roberts made a motion to approve the January
24, 2005 Planning Board Minutes contingent on draft minutes
stating who was present as opposed to who was absent. Mr.
Nadeau seconded. Motion carried.
Public Informational Meeting:
05.111 PIM A & M Sports, McBride Road – Special Use/GEIS
&
05.119 PIM A & M Sports Complex, 16 McBride Road –
Commercial PDD/GEIS
Mr. Watts opened the Public Informational Meeting at 7:02
pm. Mr. Watts asked if anyone would like to have the Public
Notice read. No one responded. Mr. Scott Lansing of Lansing
Engineering stated that at
the last meeting the Planning Board asked to have a public
forum regarding this project. Mr. Lansing stated the
existing parcel is approximately 95.5-acres which was once
an active farm off of McBride Road. Mr. Lansing stated there
are several existing structures along McBride Road. Mr.
Lansing stated the parcel is currently zoned
Agricultural/Residential. Mr. Lansing stated the applicants
do not wish to develop the parcel with residential uses. Mr.
Lansing stated the applicants are proposing a recreational
sports complex. Mr. Lansing stated they are proposing the A
& M Sports Complex that includes 3 proposals. Mr. Lansing
stated the first proposal is for a subdivision of the parcel
into 2 lots. Mr. Lansing stated that 1 lot would be
approximately 85-acres and the other lot would be
approximately 10-acres located in the front portion of the
parcel. Mr. Lansing stated that the second action would be a
Planned Development District (PDD) that would include a PDD
on the 10-acre parcel. Mr. Lansing stated the third action
would be for a special use permit that would include the
construction of 3 softball fields on the 85.5-acre parcel.
Mr. Lansing stated the 10-acre parcel for the PDD would
include a 20,000 SF gymnasium with a parking lot. Mr.
Lansing stated that within the 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 3 outdoor basketball courts, a pavilion and a
volleyball court. Mr. Lansing stated there would also be
parking for those associated uses as well. Mr. Lansing
stated that they are committed to working with CHA and the
Town to get the appropriate parking for the proposed uses.
Mr. Lansing stated that on the 85.5-acre parcel they are
proposing 3 softball fields that would be leased back to the
A & M Sports Complex. Mr. Lansing stated they are proposing
public water to be extended from Pruyn Hill Road. Mr.
Lansing stated that storm water would be managed on-site and
on-site septic system. Mr. Lansing stated that access would
be located on Pruyn Hill Road. Mr. Lansing stated that a
neighbor, Dr. Amann, had concerns with the original access
that was located near his property and Dr. Amann suggested
that the access be located on the other side. Mr. Lansing
stated that Mr. McBride and Mr. Amodeo have talked to Dr.
Amann about shifting the access point toward the south end
of the parcel and possibly dedicating 60 Ft. of land to be
conveyed to Dr. Amann. Mr. Lansing stated they were still
working on the details of this relocation. Mr. Lansing
stated the use is a low traffic generator and most of the
traffic would be during non-peak periods. Mr. Lansing stated
the architectural renderings of the building has not been
determined at this time but would be a steel frame type
building. Mr. Lansing stated the applicants are committed to
work the Town for the façade of the building to create an
attractive building both for the applicant’s and for the
Town. Mr. Lansing stated the community benefit parallels the
GEIS and the comprehensive master plan. Mr. Lansing stated
the nature of the use as a recreational facility would be a
public benefit. Mr. Lansing stated that applicants would
donate the use of the fields for the Mechanicville and
Stillwater little leagues and soccer leagues. 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 the exact
time for the use would be worked out with the applicant’s
and the Town. Mr. Lansing stated that a trail corridor
around the parcel would be another benefit to the Town. Mr.
Lansing stated the Town’s GEIS there are trails from the
eastern half of the Town toward the western half of the
Town. 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 trail systems. Mr. Lansing stated that the
applicant’s are asking that any unused portion of the 25 FT.
corridor be reverted back to the applicant’s. Mr. Lansing
stated they felt the proposed sports complex and softball
fields would be assets to the community. Mr. Lansing stated
that they felt the community benefits offset the zoning
variances that they are seeking. Mr. Lansing stated he was
open to the Board and to the Public for comment. Mr. Watts
asked if anyone from the Public wished to speak. Mr. Ken
Phelps of 161 Pruyn Hill Road, who is building a house
between Mr. Amman’s and the proposed access road, voiced his
concern with the traffic in and out on Pruyn Hill Road and
the parking lot being near his property line. Mr. Phelps
also stated his concerns with lighting, privacy and noise.
Ms. Henrietta O’Grady, Chairperson of the Halfmoon Trail
Advisory Committee, stated she would like to commend the
proposal for offering a trail system on the property to
connect to future trail systems. Ms. O’Grady stated she
wanted to thank the applicant’s for this consideration for
the public’s use. Mr. Joe McBride stated his property is to
the south of the proposed building and he was not fond of
the location of the proposed gymnasium and stated that the
building should be re-located. Mr. Joe McBride stated he
does not like the idea of a people who would use the trail
being so close to his property. Mr. Joe McBride stated he
would like to have the proposal moved further away from his
property. Mr. George McBride, cousin of Mr. Steve McBride,
stated he was supportive of the proposal project but was in
agreement with another cousin, that the proposed building
should be moved near the existing soccer fields and that he
felt this relocation of the building would create a safer
access off of McBride Road. Mr. George McBride stated that
Pruyn Hill Road is getting busier with traffic and that
there is a blind spot coming around the turn just before the
Firehouse and another blind spot coming up over a knoll in
the road. Mr. Jim McBride, cousin to Mr. Steve McBride,
stated he is in favor of the proposed project but not in
favor of the proposed location. Mr. Jim McBride stated that
there is a sufficient amount of land to relocate the project
more toward the back of the parcel. Mr. Jim McBride stated
he felt the proposed location is too close to existing
neighbors on Pruyn Hill Road. Mr. Watts closed the Public
Informational Meeting at 7:16 pm. Mr. Higgins asked Mr.
Lansing if the outdoor basketball courts and volleyball
court would be lit. Mr. Lansing stated that just the parking
lot would be lit. Mr. Higgins stated that the Board had
asked previously about the possibility of moving the
proposed layout around a little bit. Mr. Higgins stated that
Mr. Steve McBride stated previously that there was a problem
with relocation due to his parent’s wishes for future use of
the remainder of the property. Mr. Steve McBride stated he
discussed the possibility of locating the entrance on
McBride Road. Mr. Steve McBride stated there is a 60 foot
ROW that the Town made the McBride’s put in 10 years ago
when the Amann’s purchased their property so the land was
not landlocked on that side. Mr. Steve McBride stated they
would be willing to look at relocation of the building
further back on the parcel. Mr. Berkowitz stated that more
parking spaces would be required for the proposed project.
Mr. Lansing stated that they would work with CHA and the
Town to get the appropriate parking for the proposed uses.
Mr. Nadeau asked Mr. Bianchino if he had any idea on how
much parking this proposed project would generate. Mr.
Bianchino stated that when Mechanicville came in for the
soccer fields they researched the U.S. Soccer Federation
Foundation and he will refer back to the Mechanicville
Soccer project to obtain the exact number of parking spaces
needed for this project. Mr. Higgins asked Mr. McBride if he
would expand on his comment on the donation of fields as a
benefit. Mr. Watts asked Mr. McBride to also explain the
donation of time for the Sports Complex. Mr. McBride stated
their idea for the Public Benefit donation for the one hour
a day Monday through Friday was to bus the Seniors from the
Halfmoon Senior Center to the gymnasium to walk indoors
instead of being out in the cold. Mr. McBride stated that
this would be a place that the seniors could get a little
exercise. Mr. Watts asked how many days and hours the
proposed facility would operate. Mr. McBride stated 7 days a
week 8:00 am to 10:00 pm. Mr. Berkowitz asked if the
applicant’s thought about approaching the Recreation
Department for the Town’s summer program. Mr. McBride stated
that this was discussed at their meetings. Mr. McBride
stated that they were trying to get their special use permit
because he would like to have a couple of operational fields
and some programs open for Mechanicville High School because
their fields cannot be utilized. Mr. McBride stated that
there would be field space available at no charge for use
for little league practice and soccer practices. Mr. Higgins
asked if the mentioned soccer practices are different from
the existing soccer fields. Mr. McBride stated yes. Mr.
Berkowitz asked if there would be security at the proposed
location to prevent partying. Mr. McBride stated this would
be looked at as the project progresses. Mr. Watts stated
there have been a number of concerns from the residents in
the immediate vicinity and from the Members of the Planning
Board. Mr. Watts stated to Mr. McBride that he would need to
get his facts together relative to the location of the
proposed building and fields. Mr. Watts stated that the
Planning Board does not feel that this is a prime location
for the proposed projects. Mr. Nadeau stated he was not
totally convinced of creating a PDD and the benefit to the
Town. Mr. Polak stated to the applicants they should contact
the Hillcrest Fire Department to get them involved with
their thoughts of how the traffic would flow at the proposed
location in an emergency situation.
Mr. Watts stated that these items were tabled and referred
to CHA for review.
Public Hearings:
04.177 PH Lot 23 Halve Maen Manor North, Hendrik Hudson Way
– Minor Subdivision
Mr. Watts opened the Public Hearing at 7:26 pm. Mr. Watts
asked if anyone would like to have the Public Notice read.
No one responded. Mr. Rob Osterhoudt of Boswell Engineering
proposes a subdivision of Lot #23 of Halve Maen Manor North.
Mr. Osterhoudt stated Lot #23 is located on Hendrik Hudson
Way adjacent to a Saratoga County sewer pump station. Mr.
Osterhout stated the proposed 3-lot subdivision would
include 2 residential building lots and a lot for the
existing pump station that would be conveyed to Saratoga
County. Mr. Osterhoudt stated Lot #23 is proposed to be
subdivided to create a 2.5-acre flag lot with frontage on
Hendrik Hudson Way, a 26,000 SF lot and a 3,000 SF lot for
the pump station. Mr. Osterhoudt stated Saratoga County has
accepted the configuration based on their equipment on the
lot. Mr. Osterhoudt stated there is a letter from Saratoga
County in the file stating such. Mr. Osterhoudt stated he
was open to the Board and to the Public for comment. Mr.
Watts asked if anyone from the Public wished to speak. Mr.
Paul Merrill of 31 Hendrik Hudson Way stated that he and his
wife purchased the property back in April of 2004 with
somewhat of a misunderstanding. Mr. Merrill stated the
realtor told them the property adjacent to his property was
a DEC watershed and no one would be able to build on that
property. Mr. Merrill stated that one of the main reasons
why he and his wife purchased the property at 31 Hendrik
Hudson Way was due to the trees and privacy of the vacant
land adjacent to his property. Mr. Merrill stated that
looking at the proposed subdivision it is not clear as what
the dimensions were of the proposed driveway and what the
exact distance will be from his driveway to the new proposed
driveway. Mr. Osterhoudt stated there would be 25 FT. access
for the flag lot and the remainder would be for Lot-23A. Mr.
Merrill asked about the trees that are between the proposed
building and his driveway. Mr. Osterhoudt stated that there
would be clearing necessary for the driveway. Mr. Osterhoudt
stated that an earlier version of the sub-division did
contemplate the driveway adjacent to the pump station. Mr.
Osterhoudt stated that because of the impact of wetlands
they had to move the driveway to the other side. Mr. Merrill
stated that it still looked like they would be crossing DEC
wetlands so he did not understand how the change could make
a difference in the impact on the wetlands. Mr. Osterhoudt
stated the new version had less of an impact on the
wetlands. Mr. Osterhoudt stated that this was submitted to
the NYDEC and approved by them for the impacts. Mr.
Osterhoudt stated that they could provide 5 to 6 FT. high
evergreen plantings along the wetlands to the road that
would provide 200 FT. of screening. Mr. Watts closed the
Public Hearing at 7:34 pm. Mr. Nadeau asked about the
spacing of the buffer with 5 to 6 FT. high/200 FT. Mr.
Osterhoudt stated they did not have anything shown on the
plans and he would work with Mr. Williams on providing an
adequate buffer in that area. Mr. Roberts asked how often
did they anticipate using the driveway. Mr. Osterhoudt
stated he estimates a single-family resident using the
driveway a few times a day.
Mr. Watts stated this item is tabled and referred to CHA for
review. The Board asked for plantings to be added in order
to buffer existing neighbors property.
05.113 PH Halfmoon-Waterford Fire Dist. #1, 315 Middletown
Road – Lot Line
Adjustment
Mr. Watts opened the Public Hearing at 7:35 pm. Mr. Watts
asked if anyone would like to have the Public Notice read.
No one responded. Mr. Wayne Burton, Attorney, is
representing the Halfmoon-Waterford Fire District #1 for the
proposed lot line adjustment. Mr. Burton stated the purpose
for the proposed lot line adjustment is to adjust the
boundary line between the property of the Fire District and
the property of the Fire Company. Mr. Burton stated that
part of the parking area behind the Fire Station is property
of the Fire Company and the eastern driveway of the two main
driveways is also located on the Fire Company’s property.
Mr. Burton stated the proposal is to adjust the property
lines so the eastern driveway and entire parking area will
become property of the Fire District. Mr. Watts asked if
anyone from the Public wished to speak. No one responded.
Mr. Watts closed the Public Hearing at 7:37 pm.
Mr. Roberts made a motion to approve the application for the
lot line adjustment. Mr. Higgins seconded. Motion carried.
Old Business:
02.143 OB Sandy Rock Subdivision, Beach Road – Major
Subdivision
(formerly Dahoda Subdivision)
Mr. Steve Lamb representative for Ray Dahoda proposes a
major subdivision on approximately 30-acres. Mr. Lamb stated
this application was brought before the Planning Board in
2002. Mr. Lamb stated at that time they had a meeting with
the Town’s Highway Committee and together revised the plan
for a cul-de-sac to eliminate disturbance within the area
that has 12% grade. Mr. Lamb stated the applicant would
submit to the DOH for individual septic systems. Mr. Lamb
stated there would be public water and there is a letter on
file stating such. Mr. Lamb stated that the wetlands would
be mitigated. Mr. Lamb stated the applicant is proposing a
conceptual plan for a 20-lot subdivision meeting the current
zoning. Mr. Lamb stated they were before the Board for
comments. Mr. Roberts asked what the length would be for the
proposed cul-de-sac. Mr. Lamb stated 3000 FT. Mr. Bianchino
stated the original proposal was for more homes and there
was an access down to Beach Road with the 12% grade. Mr.
Bianchino stated that based on the Highway Committees review
it was recommended to reduce the number of lots and
eliminated the access to Beach Road due to poor sight
distance. Mr. Bianchino stated the subdivision regulations
have a cul de sac of 800 ft or 18 lots. Mrs. Murphy stated
the applicant is hearing the Board’s concern with the length
of the cul de sac and suggested the Board to refer to the
Town’s engineers prior to making a decision on the matter.
Mr. Lamb stated that he was following the direction from the
Town’s Highway Committee. Mr. Roberts stated that the Board
couldn’t approve something that conflicts with the Town’s
regulations. Mr. Lamb stated that if they need a variance
then they should make application for a variance. Mrs.
Patenaude asked about the wetlands and the separation
between the proposed septic systems. Mr. Lamb stated that
there is no separation between the septic and Federal
Regulations. Mr. Lamb stated they have performed percolation
tests and have submitted preliminary information to DOH for
review. Mr. Lamb stated they have received jurisdictional
review from ACOE and is waiting for conceptual review in
order to submit a mitigation plan. Mr. Roberts asked what
were the lot sizes. Mr. Lamb stated greater than 30,000 SF.
Mr. Watts stated there is a concern with the length of the
cul de sac. Mr. Chauvin stated that it may not be simple as
removing a lot, there may be other implications from the
engineering review.
This item was tabled and referred to CHA.
04.140 OB Adirondack Pet Lodge, Old Route 9 – Access for
Commercial Site & Sign
Mr. Ruchlicki recused himself from this item and Mrs. Jordan
replaced him. Mr. Rob Osterhoudt of Boswell Engineering
stated he has previously been before the Board for the
commercial site application. Mr. Osterhoudt stated that
.07-acre of the property is within the Town of Halfmoon. Mr.
Osterhoudt stated that the .07-acre portion of the property
is a portion of Old Route 9 that provides access to the
site. Mr. Osterhoudt stated the items that were previously
identified to the Board were the access for commercial site
and a sign application. Mr. Osterhoudt stated the issues and
details of the sign have been worked out at this point and
the access via Old Route 9 has been identified on plans as
resurfacing and rehabilitation of the Old Route 9 pavement.
Mr. Osterhoudt stated he has talked to Mr. Bianchino before
the meeting about a possible realignment of the driveway to
help mitigate or avoid potential headlight glare and other
impacts to the adjoining Ruchlicki parcel. Mr. Osterhoudt
stated they would be looking at a modification of the
driveway to redirect it further south on Old Route 9 to
eliminate the headlight glare to the Ruchlicki property. Mr.
Osterhoudt stated there was an issue with the maintenance
and ownership of Old Route 9 and at this point has been
rectified. Mr. Roberts asked where the sign would be
located. Mr. Osterhoudt stated it would be located in the
southeast corner of the property situated as close as
possible to the driving public on Route 9. Mr. Roberts asked
if the sign would be 15 FT. high. Mr. Osterhoudt stated that
it would be 15 FT. high. Mr. Roberts stated that under
normal circumstances the Board would not approve a sign of
this height but due to the distance from Route 9 he saw no
problem with the height of the sign. Mr. Higgins asked how
wide the driveway was coming off of Route 9. Mr. Osterhoudt
stated the driveway was currently 20 to 21 FT. and would be
widen to 24 FT. and as you come into the section that
parallels Route 9 it widens out to approximately 30 FT. Mr.
Higgins asked if this was the portion of the driveway that
he was working on with the Town Board and Mr. Chauvin. Mr.
Osterhoudt stated yes. Mr. Chauvin stated only one party of
the four involved parties signed the agreement and Mr. Polak
is working on either deeding the piece over, auctioning it
off or having public bid sale. The Planning Board is to look
at the access to the site. Mr. Higgins asked if what was
shown on the map is aside from the piece of driveway that is
going to the adjoining property owner. Mr. Chauvin stated
that by looking at the map he was not able to see if that
was the intent and there has to be a reservation of an
easement over restrictive rights to gain ingress egress from
the driveway. Mr. Chauvin stated that no one other than the
applicant wanted to own the property when the Town attempted
to abandon it. Mr. Roberts stated that there should be no
neon on the sign. Mr. Osterhoudt stated the sign would be
external lit with no neon.
Mr. Nadeau made a motion to approve the access for the
commercial site and the sign application contingent upon the
terms and conditions set forth by the Town Attorney, that
being the final determination regarding the language of the
easements for ingress and egress together with all the terms
and the layout as set forth by CHA’s most recent depiction
of the access. Mr. Berkowitz seconded. Motion carried.
04.213 OB Fairway Meadows Phase II, Johnson Road – Major
Subdivision/GEIS
Mr. Roberts recused himself from this item and Mrs. Jordan
replaced him. Mr. Scott Lansing of Lansing Engineering is
proposing Phase 2 of the Fairway Meadows Subdivision. Mr.
Lansing stated that Phase 1 consisted of approximately 74
lots and Phase 2 is proposed for 101 lots. Mr. Lansing
stated that in the future there would be Phase 3 of the
proposed subdivision. Mr. Lansing stated that the last time
this project was proposed to the Board it originally had 85
lots and has now expanded to 101 lots in Phase 2. Mr.
Lansing stated that public water will be extended from the
existing Phase 1 of the Fairway Meadows project and storm
water will be mitigated on site. Mr. Lansing stated they are
proposing two storm water management areas and sanitary
sewer would be gravity down to the connect to the Fairway
Estates PDD sewer system. Mr. Lansing stated they were
before the Board for comments and they are currently working
with CHA for review of the project. Mr. Lansing stated they
were also before the Board to set a Public Hearing for the
project. Mrs. Patenaude asked if Mr. Lansing would point out
the additional lots that were added to the proposed project.
Mr. Lansing pointed out the lots to the Board on map. Mr.
Nadeau asked what would be the average size of the lots. Mr.
Lansing stated the lots would be a minimum of 20,000 SF with
areas having deed restrictions for land preservation areas.
Mr. Berkowitz made a motion to set a Public Hearing for the
February 28, 2005 Planning Board Meeting.
Mrs. Patenaude seconded. Motion carried.
04.214 OB Fellows Road PDD, Fellows Road – Major
Subdivision/PDD
Mr. Roberts recused himself from this item and Mrs. Jordan
replaced him. Mr. Scott Lansing of Lansing Engineering
stated since the last submission to the Board of proposed
Major Subdivision/PDD the general project has not change.
Mr. Lansing stated the applicant is proposing 147 townhouse
units and 200 apartments. Mr. Lansing stated the proposed
townhouses would be located on the west side of Fellows road
and the apartments would be on the east of Fellows Road. Mr.
Lansing stated that Public water would be serviced from the
water line along Fellows Road. Mr. Lansing stated they are
proposing gravity sewer down to a central trunk line on
Route 236 and construct a pump station that will be located
on Town land. Mr. Lansing stated the sewage would be pumped
from this proposed project and other projects located to the
west and would connect to the main sewage line on Route 236.
Mr. Lansing stated that capacity for that pump station would
be designed to allow connection from the Town property and
would alleviate sewer concerns on the western portion of
Town. Mr. Lansing stated they are in the process of
conducting a traffic study. Mr. Lansing stated the applicant
is proposing to terminate the western entrance of Fellows
Road to Rt. 146 and provide improvements to eastern side of
Fellows Road. Mr. Lansing stated these improvements would be
coordinated with CHA and also with DOT. Mr. Lansing stated
the pubic benefits for the project would be 60-acres of land
will be dedicated to the Town as part of the Vosburgh Road
PDD and an additional 6.73-acres is proposed to be annexed
onto the Town recreation land. Mr. Lansing stated the
intersection improvements are also proposed to be a
community benefit. Mr. Lansing stated the sanitary sewer
would be a benefit to the Town land as well as to adjacent
parcels. Mr. Lansing stated that since the last submission
they have obtained topography and wetlands data from the
Belinski property to the west. Mr. Lansing stated the
Belinski property is mostly wetland and the proposed Fellows
Road extension across Werner Road would not be able to be
placed. Mr. Lansing stated they are focusing their attention
on the Fellow Road improvements. Mr. Lansing stated they
have modified the layout to suit the topography and wetlands
boundaries. Mr. Lansing stated they are proposing less than
a half-acre of impacts to wetlands. Mr. Lansing stated they
have added a future cross connector road that was CHA’s
comment. Mr. Lansing stated that Town Officials and CHA have
suggested they provide a ROW that could be dedicated to the
Town for the potential future construction of the proposed
roadway. Mr. Lansing stated they have also added potential
access to the Town parcel that has been identified as being
a secondary access to the primary access on Rt. 146. Mr.
Lansing stated they were before the Board tonight for
questions and comments and to set a Public Informational
Meeting for the project. Mr. Nadeau asked for a guesstimate
of traffic daily that is going out onto Routes 236 and 146.
Mr. Lansing stated they are in the process of generating
those numbers at the present time. Mr. Lansing stated that
his guesstimate would be approximately 347 trips at peak
hour. Mr. Nadeau stated that crossing Rt. 146 was a major
hurdle and could Mr. Lansing anticipate in which direction
the traffic would be traveling. Mr. Lansing stated he
anticipated it moving to the west toward
I-87 and stated the traffic study would better define the
estimate of traffic. Mr. Bianchino stated that he would
guess that a traffic study would probably show that the
majority of traffic would go south on Fellows Road to the
traffic signal on Route 236. Mr. Higgins asked if the
traffic study could trigger a traffic light. Mr. Bianchino
stated the comprehensive plan shows the roadway located by
the Bilinski property is because Mr. Bianchino anticipates a
signal at some point. Mr. Bianchino stated in long range
planning the choice of DOT would be to rebuild the Route 9,
Guideboard Road and Route 236 intersection triangle or maybe
get a wetland permit for a cross-town connector. Mr.
Bianchino stated that there would be strong negotiations to
get the cross-town connector through the wetlands. Mr.
Ruchlicki stated that on Rt. 146 there is a hump in the road
near the proposed Fellows Road realignment of the road
ending. Mr. Ruchlicki stated that the sight distance should
be reviewed regarding the new proposed portion to the east
and look at the possibility of moving it further east. Mr.
Lansing stated that
initial findings of the study show that if it is moved
slightly to the east it does optimize the sight distance.
Mr. Higgins and if the townhouses were 4-unit buildings. Mr.
Lansing stated the townhouses were 3-unit buildings. Mr.
Tanski stated the 2 bedroom apartments would be 1,250 SF
with air conditioning, fireplaces and microwave ovens and
they will rent for approximately $1,250.00. Mr. Tanski
stated the 3 bedroom apartments would be 1,500 SF and they
will rent for approximately $1,350.00. Mrs. Patenaude stated
the Board would need to take a close look at the amount of
traffic that would be generated with a number of proposed
developments on Route 146 in an already congested area.
This item was tabled and referred to CHA for review.
04.220 OB St. Luke’s Episcopal Church, McBride Road –
Concept Site Plan
Mr. Peter Loyola of CLA Site stated he is before the Board
to update them on the proposed project for St. Luke’s
Episcopal Church. Mr. Loyola stated they had submitted a set
of preliminary drawings to CHA and is in receipt of their
comments. Mr. Loyola stated they feel they can adequately
address CHA comments.
Mr. Loyola stated he is open for questions from the Planning
Board and would like to set a Public Hearing for the
proposed project. Mr. Bianchino stated CHA had several
comments regarding storm water and the other comments were
minor. Mr. Bianchino stated that CHA had a few suggestions
and questions that asked for clarification. Mr. Bianchino
stated that the applicants have offered a 10 FT. easement
across the front for future trail use. Mr. Bianchino stated
CHA had originally suggested that 10 FT. be dedicated to the
Town for a future ROW. Mr. John Higgins asked where the
soccer fields were located in relation to the proposed
project. Mr. Loyola stated that the soccer fields were
located just south of the property. Mr. Roberts asked Mr.
Bianchino if all of CHA comments had been addressed. Mr.
Bianchino stated that Mr. Loyola has the comments and these
comments have not been addressed as of yet. Mr. Loyola
stated that the first comments in regard to the dumpster
area in the front would be relocated. Mr. Loyola stated he
did not feel there would be a huge garbage generation on the
site so they will relocate the dumpster if necessary. Mr.
Loyola stated he felt they had adequately buffered the
dumpster but they would certainly move it. Mr. Loyola stated
they would deal with the access and the frontage along
McBride Road. Mr. Loyola stated there was a comment
regarding the phasing and they are currently looking at the
parking area. Mr. Berkowitz asked if they are proposing any
day care at the site. Mr. Loyola stated there would be no
day care.
Mr. Roberts made a motion to schedule a Public Hearing for
the February 28, 2005 Planning Board Meeting. Mrs. Patenaude
seconded. Motion carried.
04.238 OB The Dance Department, Stone Quarry/Wooden Roads –
Commercial Site Plan
Mr. Harold Berger is representing the applicant for the
proposed commercial site plan. Mr. Berger stated that they
had received the comment letter from CHA and they are before
the Board for the next step in the process whatever it may
be. Mrs. Murphy stated upon review of the application,
unfortunately the dance studio is not a proper use based on
the educational basis in a C-1 district. Mrs. Murphy stated
that the Board would need to act in accordance of this fact.
Mr. Roberts made a motion to deny the application for The
Dance Department for the proposed use is educational and is
not permitted in the C-1 district. Mrs. Patendaude seconded.
Motion carried.
New Business:
05.124 NB Garden Gate Florist, 1410 Route 9 – Sign
Mrs. Madeline Sicko, owner of the Garden Gate Florist,
proposes to replace an existing freestanding sign in order
to incorporate the two additional tenant signs. Mr. Roberts
asked the applicant if the sign would be 14 FT. high. Mrs.
Sicko stated that she had reviewed the proposed sign
application with Mr. Williams and stated she is within the
required square footage. Mr. Roberts stated that he had
visited the site and had measured the sign. Mr. Roberts
stated that Capital Storage’s sign is 12 FT. and the sign
located just south of Capital Storage is 11 FT. Mr. Roberts
stated they like the signs located all in one area to be
consistent and feels the sign should only be 12 FT. high.
Mrs. Sicko agreed to the 12 FT. height. Mr. Roberts asked
how the sign would be lit. Mrs. Sicko stated the sign would
be lit with floodlights. Mr. Roberts stated to the applicant
to make sure that the lights do not shine out onto Route 9
and the sign is not in the ROW. Mrs. Sicko stated the lights
would not be in the ROW or shine out onto Route 9.
Mr. Roberts made a motion to approve the sign application
contingent on it will be 12 FT. in height, will not be in
the ROW and floodlights will not shine onto Route 9. Mr.
Berkowitz seconded. Motion carried.
05.125 NB Castle Rent-All, 1641 Route 9 – Commercial Site
Plan
Mr. Tom Andress of ABD Engineers proposes a commercial site
plan application for Mr. Tony Casale who currently owns the
True Value Hardware store on Route 9. Mr. Andress stated
that over the past years with all the different “big box”
stores coming in, the hardware business has not been
lucrative in its existing location but feels it has a
potential for equipment rental. Mr. Andress stated that the
size of the current hardware facility is not adequate for
the equipment rental. Mr. Andress stated that the new
proposed equipment rental would be located across the street
from the existing hardware business. Mr. Andress stated the
proposed site is a 12-acre parcel. Mr. Andress stated the
parcel is located adjacent to American Homes and a
single-family home is located at the corner. Mr. Andress
stated that there is a private road that goes to the
single-family home and an apartment complex. Mr. Andress
stated they are proposing to construct a 6,400 SF
retail/rental building. Mr. Andress stated that 3,000 SF
would be for office space and 3,000 SF for equipment
maintenance. Mr. Andress stated the applicant also proposes
to construct a 7,500 SF pole-barn type of building that
would be undercover storage for the equipment to protect it
from the elements. Mr. Andress stated they are proposing to
use the private road for the access. Mr. Andress stated this
private road does have frontage on Route 9 and also has a
deeded easement for access. Mr. Andress stated the deeded
easement would actually utilize the existing entrance. Mr.
Andress stated the deeded easement would run through the
proposed storage facility. Mr. Andress stated they do have
rights to use the private road access into the property. Mr.
Andress stated that this information has been sent to Mr.
Chauvin’s office to review the easement language. Mr.
Andress stated that due to the single-family home some type
of buffering would be set up and additional buffering would
also be set up for the apartment complex. Mr. Andress stated
that the existing home would be converted into some type of
a use for office space, so the house would go to commercial
as opposed to having a residential home on the property. Mr.
Nadeau asked if the private road was black topped and was it
up to the Town’s specifications. Mr. Andress stated that it
was a blacktopped road but does not meet the Town’s
specifications. Mr. Nadeau asked what the width was for that
road. Mr. Andress stated he would estimate that it was in
the 20 FT. range. Mr. Williams stated that the tax map
states the width at Route 9 was 30 FT. Mr. Higgins asked if
gravel or pavement would be used over the sewer easement.
Mr. Andress stated that improvements would be made over the
sewer easement. Mr. Higgins asked if there would be any
outside storage around the back building. Mr. Andress stated
there would be very limited outside storage. Mr. Andress
stated that the smaller type of equipment would be stored
inside for security purposes and out of the elements and the
larger equipment would be stored under cover inside the
proposed pole barn. Mr. Andress stated if outside storage is
needed it would be stored in the back. Mr. Higgins asked if
the applicant would need a sign. Mr. Andress stated that as
they progress along the sign issue would be looked at. Mr.
Nadeau asked if the applicant owned the entire parcel. Mr.
Andress stated that the applicant did own the entire parcel.
Mr. Watts asked would be the heaviest pieces of equipment
that would be transported and what weight would the trucks
be that would be utilized on the road. Mr. Casale stated
there would be a tractor-trailer that would move all the
existing equipment across the street. Mr. Casale stated he
has a satellite location in Colonie and the proposed
Halfmoon location would be their main location. Mr. Casale
stated that Mr. Andress stated that the 3,000 SF that would
be used for office space would be a retail showroom area
with an office. Mr. Casale stated they currently do some
party business and would like to continue with that
business. Mr. Casale stated they are making more space for
the rental and downsizing the hardware. Mr. Casale stated
they will still sell hardware but not at the rate they have
been as they cannot be competitive. Mr. Watts stated the
Board had some legal issues to review for the private road
and if the road would be able to handle the heavy equipment
and trucks. Mr. Watts asked Mr. Chauvin if he had any
comments on the legal issues of the easement of the road.
Mr. Chauvin stated the proposed site plan should be referred
to CHA for engineering review before he does his review.
This item was tabled and referred to CHA for review.
05.126 NB Ellsworth Landing, Mapleridge Ave. – Major
Subdivision
Mr. Ivan Zdrahal of Ivan Zdrahal and Associates proposes a
conceptual plan for a single-family residential subdivision
in a Residential (R-1) District. Mr. Zdrahal stated the
proposed subdivision is located near Ben’s Greenhouse on
Grooms Road. Mr. Zdrahal stated the access would be provided
off of Mapleridge PDD. Mr. Zdrahal stated the proposal is
for a 19-lot subdivision. Mr. Watts stated that some
research has been conducted and there may be an access point
off the Timberwick subdivision. Mr. Roberts stated that Mr.
Zdrahal should be commended for his proposal of a standard
subdivision with nice size lots. Mr. Nadeau asked what the
acreage was for the two larger lots. Mr. Zdrahal stated that
one lot was 3-acres and the other lot was 5 or 6-acres. Mr.
Higgins noticed the storm water management area is near the
entrance and would like to have a natural buffer added. Mr.
Ruchlicki asked if there was only one storm water management
area being proposed. Mr. Zdrahal stated yes and the area
being proposed is in the lowest point and near the road for
easy maintenance. Mr. Higgins what direction the area drains
to. Mr. Zdrahal stated it drains off in a natural area,
through a culvert in the Maple ridge development. Mr. Watts
stated the area does experience, at times, some flooding
problems and asked CHA to review that concern. Mr. Chauvin
asked Mr. Zdrahal to do a Title research for lot 7 in the
Timberwick area to determine if access is available from the
Timberwick Development. Mr. Bianchino stated at the time the
Timberwick development was created, there was two flaglots
created with a 60 ft future ROW and that only one flaglot
could be developed and restricted the other until a Town
Road was constructed.
This item was tabled and referred to CHA for review.
05.127 NB Rosewood Home Builders, Vosburgh/Werner Roads –
Major Subdivision
Mr. Ivan Zdrahal of Ivan Zdrahal and Associates proposes a
conceptual plan for a residential subdivision in an
Agricultural/Residential (A/R) District. Mr. Zdrahal stated
the proposed subdivision consist of 180-acres. Mr. Zdrahal
stated the project site spans from Werner Road to Vosburgh
Road. Mr. Zdrahal stated that there are four parcels
involved in this project. Mr. Zdrahal stated the four
parcels consist of Shannon’s Rainbow Day Care Center, Joseph
Kapenos parcel, Country Club Acres and Stephen Krauss
property. Mr. Zdrahal stated the four parcels four parcels
have an area of 188.21-acres. Mr. Zdrahal stated the actual
subdivision would consist of 150-acres. Mr. Zdrahal stated
access would be at Werner Road and Vosburgh Road. Mr.
Zdrahal stated that all lots would be standard lot sizes.
Mr. Zdrahal stated the project is partially located in the
Halfmoon GEIS and is partially located within the water
district. Mr. Zdrahal stated all lots would be provided with
sanitary sewer and by Town water. Mr. Berkowitz asked what
would be the smallest lot size. Mr. Zdrahal stated the
smallest lot would be 25,000 to 30,000 SF. Mr. Ruchlicki
asked if the owners of lots will be responsible for the
wetlands. Mr. Zdrahal stated that there will be restrictions
described in the deed to create land preservation areas. Mr.
Higgins stated there is another subdivision proposal in
front of the Board and asked Mr. Bianchino about a concern
with a curve and hill on Vosburgh Road. Mr. Bianchino stated
he is aware of the condition of Vosburgh Road and will
review the concerns with regards of the two proposed
subdivisions. Mr. Higgins asked about the service conditions
of Werner Road. Mr. Bianchino stated Werner Road was
re-aligned to move the access to Rt 146 further west to
improve the sight distance. Mr. Bianchino stated all
involved intersections will need to be reviewed with regards
to traffic generated and possible mitigation needs. Mr.
Higgins asked if the proposed subdivision is in within the
GEIS study area. Mr. Bianchino stated only the two parcels
that front Vosburgh Road. Mr. Zdrahal stated he has hired
Creighton Manning to perform the traffic study. Mr. Higgins
stated there are three subdivision proposals in the vicinity
of the Vosburgh Road and Rt 146 corridor along with a
proposed Stewart’s and traffic will need to be looked at
very closely. Mr. Nadeau stated that knowing at some point
there will be a traffic light related to the Sheldon Hills
project but what would happen if this project is approved
and built before the traffic light is in place. Mr. Nadeau
asked will it create an unsafe condition before the traffic
light is placed. Mr. Bianchino stated Creighton Manning will
need to look at the calculative effects of all the proposed
developments during their study. Mr. Watts asked if there
was a trail being proposed for the development. Mr. Zdrahal
stated he has not researched it but is willing to work with
the Town. Mrs. Patenaude stated she has some reservation
with some of the shared access driveways serving four or
five lots. Mrs. Patenaude stated that the lots all appear to
be flaglots. Mr. Zdrahal stated the area has some very
challenging topography, there is only one flaglot being
proposed. The shared driveways are used to lessen the impact
to sensitive areas.
This item was tabled and referred to CHA for review.
05.128 NB Precision Mobile Audio, 1624 Route 9 – Change of
Tenant & Sign
Mr. Michael Michne, applicant, proposes to operate a car
audio retail and installation business in Lee’s Plaza
located at 1624 Route 9. Mr. Michne stated he is proposing
to place a tenant panel on the existing free stand sign and
to replace the R&J Street Sounds store sign. Mr. Watts asked
if the hours of operation would be Monday through Saturday
9:00am to 8:00pm. Mr. Michne stated that was correct. Mr.
Watts asked if there would be 2 employees. Mr. Michne stated
yes. Mr. Watts asked Mr. Williams is there was adequate
parking. Mr. Williams stated yes. Mr. Higgins asked if all
installations would be performed inside. Mr. Michne stated
all installations would be done inside. Mr. Roberts stated
no neon on the sign. Mr. Michne stated all signs would be
internally lit as they were previously.
Mr. Roberts made a motion to approve the Change of Tenant
and Sign applications. Mr. Nadeau seconded. Motion carried.
Mrs. Patenaude made a motion to adjourn the February 14,
2005 Planning Board Meeting at
8:59 pm. Mr. Berkowitz seconded. Motion carried.
Respectfully submitted,
Milly Pascuzzi
Planning Board Secretary
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