Village of Bloomfield Planning Board meeting of September 12, 2013
The regular monthly meeting was called to order at 7:00 pm by Chairman Dan Morley.
Present were: Bob Dobberstein, Nancy Witt, and Ken Martin. Also present was CEO Andy Hall.
Excused: Nikki Every
Applicants: Sign permit: Amy Mohr. Concept site plan: Peter and Josh Bruckel, John Sciarabba, Ken Perelli, and Mark Gerhardy
Guests: Nancy Long, Tim Engstrom, Mark Falsone, Karen Norman
Minutes: Dan motioned, Ken seconded and it was unanimously carried to accept the minutes of the August meeting as submitted.
Agenda: discussion of the LI District and zoning law review is tabled until further notice.
Diamond Salon sign application
Amy Mohr was present to discuss her sign application for a building-mounted sign to be located on the interior of the window. Discussion included the following points:
1. Received written permission from the landlord to allow the sign
2. The sign is in compliance in terms of size
3. SEQR – the sign application is a Type II action, therefore no review was required.
Bob motioned, Ken seconded and it was unanimously carried to approve the sign permit application received from Amy Mohr to allow installation of a window sign at the Diamond Salon, located at 18A Main St.
Concept Site plan for 1 Elm St.: property owners Peter and Josh Bruckel, and John Sciarabba, Ken Perelli, and Mark Gerhardy were present to discuss the plan. Mr. Bruckel explained that the proposed new building will be the flagship location of a new logo and style to be adopted by his company, to be known as Quicklees. He currently has 12 locations.
SEQR will be reviewed in conjunction with the preliminary site plan application and the planning board declares itself as lead agency for that review. Dan Morley motioned, Bob Dobberstein seconded and it was unanimously carried to declare the concept site plan as a complete application. The planning board has until Nov. 11 to submit comments on the concept site plan.
The following points were discussed in relation to the Village Zoning Law Article IX section 913
1. Article IX, Section 913
A. Purpose: project is consistent with stated goals in that it is a small-scale mixed use and historically a gas station has been in this location for many decades. Features have been included to address the historic character of the area.
B. Permitted uses: the proposed retail and restaurant uses are permitted uses in this district
C. Special permitted uses: the gas station and drive-thru are specially permitted uses in this district. 1. Although most gas stations provide pumps in the front of the building, this project proposes pumps to the south side of the main entrance to the building as a secondary use to the primary focus of retail and restaurants.
2. The drive-thru and gas station must meet the requirements of Article XI sections 1015 A-H and 1023 A-E. The drive-thru is located in the rear of the building as required in the VCD code.
D. Lot and building size and setbacks:
1. Building size – proposed building is 5220 sq. ft. and exceeds the maximum allowed by 1220 sq. ft. As proposed, the project will need a variance.
2. Front setback: exceeds maximum allowed As proposed, will need a variance. It was noted that even if compliance could be sought, existing utility easements would prohibit compliance. As this is a corner lot, there are 2 front lot setbacks. Concern for site-line visibility and safety prohibit strict compliance with the VCD. As proposed, the project will need 2 variances.
3. Side setback – can’t comply with the VCD code due to the unique size and corner location of the lot(s). If the site plan is approved, the three parcels may be reduced to 2.
4&5 – in compliance – no issues with rear setback or buffering between districts.
E. Building design
1. The structure is designed to appear to have 2 stories – the center section will be 26 ft. tall with left and right sides at 20 ft.
2. Structure will have a flat roof
3. Entry points – plan will be modified to add a striped pedestrian walkway from sidewalk to front entrance on Elm St. Consideration will be given to a striped walkway from Main St. if it can be designed safely to accommodate traffic at the gas pumps and drive-thru.
4. Drive- thru will be located at the rear of the building
5. Façade – two proposed styles of façade were drafted for consideration. The façade with the flat roof was determined to be the more desirable, even though the pitched roof façade included small windows on the faux second floor. Considerable discussion occurred with regard to the curved glass in the center section of the façade. Nancy Witt feels that this gives the building a more modern look which conflicts with the other more historic appearing elements. Consideration will be given to explore options for compromise.
6. Façade is adequately (visually) divided into smaller increments through design elements of parapet walls and light fixtures
7. All facades facing a right-of-way will be consistent as required in the VCD code
8. Visual separation between the first floor and the faux second floor through the use of overhangs and the window in the center section of the building façade.
9. The center section will contain a window. The advantage of not having multiple windows above the first story is that it will allow for air conditioning and other mechanicals to be concealed, which will make the overall effect of the building more attractive.
10, 11 &12. No issues
F. Architectural details: the building appears to fit with existing structures located within the village. The parapet walls with multiple windows and colonial style light fixtures are similar to other structures on Main St. The curved window in the center is intended to be the signature of the Quicklees franchise and cost to change it is prohibitive. As reference is made to curved awnings conforming to the shape of curved windows in section F2d, it is assumed that curved windows are permitted. Neutral colors are planned with some brick on the façade. Brick color samples will be supplied at the next meeting.
G. Parking: total parking required is 28 spots, which are what is proposed. If one spot is removed for marked pedestrian crossing, the front parking boundaries may be modified and expanded to add a parking spot to be in compliance.
1. Parking is proposed in the front of the building to address safety issues with the drive-thru located at the rear of the building. As proposed, the project will need a variance.
2. If building was brought forward closer to the front setback with parking in the rear there would be traffic conflict between the gas pumps and the drive-thru, as well as storm water issues. There are storm water easements to the north and south on the parcel.
3. Traffic flow must accommodate tractor trailers bringing deliveries and gas
4. No shared parking is planned as it would conflict with the traffic access plan
5. No parking will face residential uses. Drive-thru traffic headlights will be buffered from the residential property located at 9 Main St. with landscaping. The property owner will work with the residential property owner for landscaping. The order board will be placed on the north side of the building to reduce the effect of noise on the adjacent residential property.
6. The parking lot will be paved and storm water will be addressed on site with a pond before entering the stream. DEC must approve all plans.
7. DOT must approve plans for the curb cuts. The possibility of a traffic study was discussed. The developer feels that this would place an undue financial burden and time constraint, especially in light of the requirement that DOT must approve the plan. This will be discussed further at the next meeting.
H. Signs: 30 sq. ft plus 30 sq. ft/business are permitted with the signs placed on the first story. The sign will be back-lit. As proposed, the signage will need a variance.
I. Admin.: the demolition of the existing building is an unlisted action and will require, at a minimum, a short form to address SEQR.
Summary: The following are needed:
1. Area variances: front setbacks (2), front parking, building size, signage (application to ZBA will preclude preliminary site plan application to planning board)
2. Special use permits – gas station and drive-thru (Article XI section 1104A (1-8) part of preliminary site plan review)
3. Modification to add a marked pedestrian walkway from Elm St. to the center entrance of the building. Consideration to a marked pedestrian walkway to the entrance on Main St., if one can be designed and still maintain safety for pedestrians against traffic flow for the gas pumps and drive-thru.
4. Look at design of curved window to see if it can be modified to appear less modern
5. Talk about traffic study
Mr. Engstrom addressed the board. He was pleased with the efforts to comply with the VCD regulations and construct a building that is attractive and contains some elements consistent with the historic character of the village. He expressed concern for increased traffic with the drive-thru which may be hazardous for school children that still walk to school. He also confirmed the importance of adequate buffering between his home and the headlights of cars traveling through the drive-thru as well as adequate venting to reduce cooking odors.
The planning board will meet more often to aid in facilitating a timely review. All board members are asked to put their thoughts and concerns in writing to be discussed at the next board meeting.
Adjournment: Nancy motioned, Dan seconded and it was unanimously carried to adjourn the meeting at 9:15 p.m.
The next regular meeting will be September 26 at 7:00 p.m.
Respectfully submitted,
Kathleen Conradt, Clerk