NEW SCOTLAND – A plan was presented last week for a 35-lot subdivision at the Colonie Golf and Country Club – a project that has been in the works for some 40 years.

Daniel Hershberg, of Hershberg and Hershberg, presented the cluster-development concept plan to the New Scotland Planning Board on behalf of Amedore Homes.

The development has been stagnant for years, while a water source was sought.

The village of Voorheesville has agreed to provide municipal water to the site – located just east of the village on 244 acres off the south side of Route 85A.

A water main would be installed at the applicant’s expense and water would be sold to the town of New Scotland, and then to the homeowners.
The soil on the site, said Hershberg, "is good for septic systems."
The application was submitted to the town as a 40-lot subdivision, but, said Hershberg, "We had failed to consider the 17-percent slope" The maximum amount of lots we could fit is 35."
The homes will be "individually designed," said Hershberg. Some will be one-story, and some will be two-story homes, he said. "These will be on the expensive side," he said, giving a ballpark starting price of around $500,000.
Planning-board Chairman Robert Stapf suggested that the applicant consider duplex housing. "I would look for some lots to be designated with duplex units on them," Stapf said.
"We’ll certainly take it back and consider it," Hershberg said.
Because of lot size, configuration, and topography, "There’s no place to put play fields," said Hershberg. The applicant will consider paying $1,500 per lot to the town’s recreation fund, he said, fulfilling a requirement for greenspace.

The entrance to the subdivision, which currently leads to the golf course, would be moved closer to the property line, Hershberg explained, to line it up with Douglas Lane across Route 85A, and create a T intersection.

Buffer zone

For months, Scotch Pine residents have requested of the Voorheesville Village Board, a buffer zone between their houses and the golf course development. In June, the village signed a contract with the town providing village water to the development and requiring a 50-foot buffer zone between the new development and the Scotch Pine development.

Some residents who reside on Forest Drive, which is located outside of the village, entirely in the town of New Scotland, were under the impression that the buffer zone would extend around their properties as well.

The applicant is proposing a 10-foot buffer in that area of development.
"We could consider a larger buffer," Hershberg said.
"I think a 10-foot buffer is reasonable," said Stapf. "Essentially, if someone wants to put something in their backyard, they can’t cut a tree to do it," Stapf explained about a no-cut zone.

Though the board was not holding a public hearing, it allowed comments and questions from residents on the application.

Matt Hotopp, a Forest Drive resident, questioned why the buffer zone was reduced from 50 feet to 10 feet.
"A 50-foot buffer zone is not feasible because the lots are not deep enough," Stapf explained.
"The applicant has indicated their willingness to put in a buffer zone" which decreases their property value," Stapf said. "Normally we would not require a buffer zone" I think it is fair, what they’re offering now," he added.

Ruth Dalotto is also a resident of Forest Drive, and expressed her desire for the larger buffer zone.

Stapf asked her if she would be willing to contribute some of her own yard toward the buffer zone. She was not.

Board member Cynthia Elliott suggested that the residents should think about what exactly they are after and consider what the developer is willing to do.

Other suggestions

Alternate board member Jo Ann Davies asked Hershberg if the development would be restricted to country-club members only.
"Our goal here would be to encourage people who are members at Colonie Country Club to buy a home here," Hershberg said, adding that it would not be a members-only community. "I’m not even sure that’s legal," he said.

Board member Chuck Voss asked if the applicant had considered pedestrian amenities such as sidewalks and streetlights.
"We’re talking about creating a homeowners’ association," Hershberg said. "Traditionally, with the homeowners’ association, we would require each home to have a lamppost with the 911 number at the end of each driveway," he said.

Edie Abrams, a New Scotland resident who lives on Route 85A, inquired about how the development will increase traffic on the road. Abrams said that she has asked about the maximum amount of cars that would be permitted to travel on the road before the state’s Department of Transportation would widen Route 85A.
"You’d be amazed at how far away from capacity you are," Hershberg said.
The development’s concept at this point, "looks viable," said town engineer Keith Menia.

The board passed along the application, with a favorable response, to the zoning board, as it requires a variance for a cul-de-sac roadway that is longer than the zoning allows.

The planning board, though, will maintain lead agency status on the application.