Self-storage units planned for condos on Route 85
NEW SCOTLAND The development proposal for Route 85 next to the vacant Saab dealership, has been revised once again by the applicants seeking town approval.
Now, along with senior townhouses and condos, self-storage facilities are proposed for the back of the commercial space.
More than a year has passed since Donald Zee, an attorney from Chazen Companies, originally introduced the joint venture between Gordon Brother Development Company and Amedore Homes for residences on the 74-acre lot, which lies half in a commercial zone and half in an industrial zone.
Last week, Zee was before the planning board once again with a revised plan, hoping to receive a positive recommendation to go back to the town board and receive the necessary zoning change.
The newest diagrams show the whole development surrounded by a buffer of trees and shrubs, which was at the planning boards request. Planning board Chairman Robert Stapf said that the plans now show preservation of the woods between the development and the existing private homes to the east along Route 85 and about a 30-foot thick greenery screen around the rest of the development.
Concerns town officials have expressed to the applicant over the course of the years planned-unit development review have been: reducing overall density, including affordable housing, providing recreational green space, and preserving commercial space.
Last week, Zee announced that Gordon Brothers wants to fill 55,000 square feet of the reserved commercial space with self-storage buildings. It is anticipated that most of the storage units will be used by the residents of the proposed condos, Zee said, which was the case for a similar Amedore Homes-Gordon Brothers development in Rotterdam.
Zee said that self-storage was perfect for the town of New Scotland because it adds to the tax base without adding traffic, since the self-storage units will be used by the owners of the housing in the development.
Planning board member Kevin Kroencke said that he is hesitant about slightly less than half of the 125,000 square feet of commercial space being used up by self storage for the condominium owners. He said that he would like the commercial space to serve the existing residents in town as well.
The front of the commercial space is still reserved for businesses like restaurants, barbershops, and movie theaters, Zee said. The proposed PUD legislation of permitted uses in that commercial space lists what is already part of the towns commercial and industrial zoning ordinance, Zee said, but he would like more feedback from the town on what types of commercial development the town would like to permit in this area, and which types of uses would be undesirable.
A businessman with franchise rights for two types of food service has spoken with Gordon Brothers stating an interest in developing the front of this commercial area, Zee said.
What will drive the project is public water and sewer, Zee said.
The town required more research to examine the sewer options.
Last month, the town board commissioned the towns engineering firm, Vollmer Associates, do a sewer study, which will be paid for by Gordon Brothers. The applicants have set aside $24,000 in an escrow account to pay for Vollmers study of Bethehems sewer capacity and capability to service this and the surrounding area of the proposed development.
Since Zees last appearance before the town, a Chazen engineer has done a rough analysis of where the wetlands are on the property, Zee said. He is trying to avoid having to do an official wetland delineation until after the zoning change is granted and it comes to the site plan review phase of the project.
The proposed housing has remained virtually the same since the last visit to the planning board: 206 units in total for people 55 or older. How many children to be permitted per unit is still to be worked out.
The development includes: 40 two-bed-room condominium flats without garages to cost $140,000 each; 100 condos with garages to cost $180,000 each, and 66 townhouse units where the homeowners will own both the first and second floor and a garage. Housing in each price range is clustered together, with the cheapest residences abutting the commercial space and now the proposed self-storage buildings.
Planning board member Robert Smith asked if Amedore Homes would be willing to eliminate its cheaper condominiums to leave more room for commercial development.
"Yes, we would consider it if it makes us money," Zee said. But, he went on, he is confused and receiving mixed messages because other town officials told him that they wanted affordable housing.
