GUILDERLAND — Glass Works Village, billed as a New Urbanist development that could cost $100 million to build, received praise and site-plan approval at the planning board meeting here last week.

Some residents had earlier opposed the massive project on the only remaining open stretch of Route 20 in heavily developed eastern Guilderland, and others had questioned its adherence to New Urbanist principles for a walkable community with its large number of parking spaces and plans for businesses clumped near Route 20.

“People want this,” said planning board member Michael Cleary at the Dec. 9 meeting. “It’s going to go.” Cleary spoke to former zoning board member Charles Klaer, who questioned the scope of the proposal and how it would be phased in.

Glass Works Village, proposed by Platform Realty Group, would cover 58 acres to the immediate west of the Guilderland Library on Western Avenue. The planned unit development must balance commercial and residential growth, according to town legislation, and is slated to include 310 residences, 19,000 square feet of office space, and a bank.

The development schedule will depend on the market, a Platform representative said.

Engineer Daniel Hershberg, of Albany, said that 18 to 24 months of site preparation might be necessary before the site is “shovel ready.” Sand from the site will be redistributed in the development; the “balanced site” methods could add time to the project’s completion, but will result in little truck traffic out of the site.

Hershberg said that the footprints of the commercial buildings, and the layouts for the sidewalks, may either change from what is proposed or need minor amendments.

“We don’t have to resolve that issue tonight,” planning board Chairman Stephen Feeney said.

In 2000, a group of  architects — Andres Duany, Elizabeth Plater-Zyberk, and Jeff Speck —outlined a plan in their book, Suburban Nation: The Rise of Sprawl and the Decline of the American Dream,  to reverse the patterns of the last half-century, to replace car-driven suburbia with a New Urbanism that features walkable communities where businesses are built next to homes. The architects had two major precepts — building communities that welcome a range of household incomes, and creating places where people can walk to work and shop. Some so-called New Urbanist projects, however, have become just an upscale version of suburbia rather than an alternative

Controversial road

The controversial road proposed to connect Winding Brook Drive within Glass Works to Mercy Care Lane, near the rear of the Guilderland Public Library, will not be built for two years.

James Schultz, of Maynard, O’Connor, Smith, & Catalinotto in Albany, represented Platform Realty at last week’s meeting. Schultz said that the connection, to be called Village Road, will be built at least two years after the plan receives site-plan approval, or when the earliest of two building permits are issued: the eighth commercial building permit, or the 100^th residential building permit.

“Even if we have 100 in one year, we must wait two years,” Schulz said, referring to the town legislation created when the PUD was approved, he said.

Village Road will eventually run directly behind the library’s Literary Garden, which was built in October 2005 for $76,000. The library was given a $50,000 grant from the state for the project. The Literary Garden is an open space, used by patrons, that faces a wooded area.

Town and library officials initially questioned how the development would affect the garden, when the proposal came before the town in 2006.

“The library is officially supportive of the Glass Works Village. It’s a community-oriented property that promotes pedestrian-friendly development,” said the library board President Robert Ganz in 2007.

Cleary said last week that the road is needed now to help town residents exit Mercy Care Lane. The lane empties onto Western Avenue, which residents say is congested already.

Time frame

Asked about the time frame for the development, Schulz said, “Depends on the market.”

Klaer questioned the proposed construction dates.

“This town doesn’t have very good luck with phasing,” he said.

Glass Works representatives said that Phase 1 could include the portion of the site from Winding Brook Drive down to the water main connection. During this phase, sites will be prepared to be ready, but will not yet be built, they said. A third phase for grading could actually be the first phase for building, representatives said.

Hershberg said that an easement with a neighbor eliminated the need for a pump station, and that water and sewer will be gravity systems only. The project calls for raising Winding Brook Drive and re-installing utilities under it, he said. A turn lane will be created on Western Avenue, and the street will be widened, Hershberg said.

Plans for the residences include underground garages, so the developer will provide equipment to the fire department to help it access the garages.

Feeney said that the plans had “no direct pedestrian crossing from the bus line to the site.”

“That was an oversight,” Hershberg said.

Feeney told Klaer that Platform has made commitments to the town to pay “sequential fees as development occurs.”

Cleary noted that a lot of money has already been spent, and that more will be spent on the project.

Popular project

Town Planner Jan Weston said that, when Glass Works was first proposed, she had 10 to 15 calls per week by those interested in living there.

Frank Fazio, of the Guilderland YMCA, said that Platform will donate land for a proposed YMCA daycare center, with sidewalks and parking for the handicapped included in the plan. The YMCA is still raising money for the project, he said.

“We’re looking forward to it. We feel it’s a win-win for both parties, and we strongly support it,” Fazio said.

The planning board gave its final site plan approval unanimously.

“This is a great project,” said board member Paul Caputo.

Platform Realty Group must identify commercial loading zones on the plan, revise its lighting plan and review it with the town-designated engineer and the zoning officer, clarify the pedestrian access between the commercial buildings and the bank property, and provide street names and addresses, Feeney said.

Other business

In other business, the planning board:

— Approved an application by Troy Miller to subdivide three acres on Siver Road into three lots.

The board heard more concerns about “harm to wildlife” by resident Steven Clark.

“To dismiss the need for an [Environmental Impact Statement] is not right,” he said. Three acres is not too small for an EIS, Clark said.

Feeney said that the project needs to submit information to the Army Corps of Engineers, and that additional conditions will be imposed that limit grading and clearing.

“I don’t feel the board is dismissive,” Feeney said. Regarding three lots on three acres, Feeney said that he was unsure whether or not EIS requirements meet that threshold, “but people can discuss that”; and

— Heard a concept presentation by Terry Hildreth, who wants to cut two acres from 38 on Brandle Road. The area is zoned for three acres in a rural area. Weston had no objection.

Hildreth said that he would get water from the village of Altamont.

The land is “naturally” subdivided by the road and the railroad tracks, board members said.

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GUILDERLAND — Glass Works Village, billed as a New Urbanist development that could cost $100 million to build, received praise and site-plan approval at the planning board meeting here last week.

Some residents had earlier opposed the massive project on the only remaining open stretch of Route 20 in heavily developed eastern Guilderland, and others had questioned its adherence to New Urbanist principles for a walkable community with its large number of parking spaces and plans for businesses clumped near Route 20.

“People want this,” said planning board member Michael Cleary at the Dec. 9 meeting. “It’s going to go.” Cleary spoke to former zoning board member Charles Klaer, who questioned the scope of the proposal and how it would be phased in.

Glass Works Village, proposed by Platform Realty Group, would cover 58 acres to the immediate west of the Guilderland Library on Western Avenue. The planned unit development must balance commercial and residential growth, according to town legislation, and is slated to include 310 residences, 19,000 square feet of office space, and a bank.

The development schedule will depend on the market, a Platform representative said.

Engineer Daniel Hershberg, of Albany, said that 18 to 24 months of site preparation might be necessary before the site is “shovel ready.” Sand from the site will be redistributed in the development; the “balanced site” methods could add time to the project’s completion, but will result in little truck traffic out of the site.

Hershberg said that the footprints of the commercial buildings, and the layouts for the sidewalks, may either change from what is proposed or need minor amendments.

“We don’t have to resolve that issue tonight,” planning board Chairman Stephen Feeney said.

In 2000, a group of  architects — Andres Duany, Elizabeth Plater-Zyberk, and Jeff Speck —outlined a plan in their book, Suburban Nation: The Rise of Sprawl and the Decline of the American Dream,  to reverse the patterns of the last half-century, to replace car-driven suburbia with a New Urbanism that features walkable communities where businesses are built next to homes. The architects had two major precepts — building communities that welcome a range of household incomes, and creating places where people can walk to work and shop. Some so-called New Urbanist projects, however, have become just an upscale version of suburbia rather than an alternative

Controversial road

The controversial road proposed to connect Winding Brook Drive within Glass Works to Mercy Care Lane, near the rear of the Guilderland Public Library, will not be built for two years.

James Schultz, of Maynard, O’Connor, Smith, & Catalinotto in Albany, represented Platform Realty at last week’s meeting. Schultz said that the connection, to be called Village Road, will be built at least two years after the plan receives site-plan approval, or when the earliest of two building permits are issued: the eighth commercial building permit, or the 100^th residential building permit.

“Even if we have 100 in one year, we must wait two years,” Schulz said, referring to the town legislation created when the PUD was approved, he said.

Village Road will eventually run directly behind the library’s Literary Garden, which was built in October 2005 for $76,000. The library was given a $50,000 grant from the state for the project. The Literary Garden is an open space, used by patrons, that faces a wooded area.

Town and library officials initially questioned how the development would affect the garden, when the proposal came before the town in 2006.

“The library is officially supportive of the Glass Works Village. It’s a community-oriented property that promotes pedestrian-friendly development,” said the library board President Robert Ganz in 2007.

Cleary said last week that the road is needed now to help town residents exit Mercy Care Lane. The lane empties onto Western Avenue, which residents say is congested already.

Time frame

Asked about the time frame for the development, Schulz said, “Depends on the market.”

Klaer questioned the proposed construction dates.

“This town doesn’t have very good luck with phasing,” he said.

Glass Works representatives said that Phase 1 could include the portion of the site from Winding Brook Drive down to the water main connection. During this phase, sites will be prepared to be ready, but will not yet be built, they said. A third phase for grading could actually be the first phase for building, representatives said.

Hershberg said that an easement with a neighbor eliminated the need for a pump station, and that water and sewer will be gravity systems only. The project calls for raising Winding Brook Drive and re-installing utilities under it, he said. A turn lane will be created on Western Avenue, and the street will be widened, Hershberg said.

Plans for the residences include underground garages, so the developer will provide equipment to the fire department to help it access the garages.

Feeney said that the plans had “no direct pedestrian crossing from the bus line to the site.”

“That was an oversight,” Hershberg said.

Feeney told Klaer that Platform has made commitments to the town to pay “sequential fees as development occurs.”

Cleary noted that a lot of money has already been spent, and that more will be spent on the project.

Popular project

Town Planner Jan Weston said that, when Glass Works was first proposed, she had 10 to 15 calls per week by those interested in living there.

Frank Fazio, of the Guilderland YMCA, said that Platform will donate land for a proposed YMCA daycare center, with sidewalks and parking for the handicapped included in the plan. The YMCA is still raising money for the project, he said.

“We’re looking forward to it. We feel it’s a win-win for both parties, and we strongly support it,” Fazio said.

The planning board gave its final site plan approval unanimously.

“This is a great project,” said board member Paul Caputo.

Platform Realty Group must identify commercial loading zones on the plan, revise its lighting plan and review it with the town-designated engineer and the zoning officer, clarify the pedestrian access between the commercial buildings and the bank property, and provide street names and addresses, Feeney said.

Other business

In other business, the planning board:

— Approved an application by Troy Miller to subdivide three acres on Siver Road into three lots.

The board heard more concerns about “harm to wildlife” by resident Steven Clark.

“To dismiss the need for an [Environmental Impact Statement] is not right,” he said. Three acres is not too small for an EIS, Clark said.

Feeney said that the project needs to submit information to the Army Corps of Engineers, and that additional conditions will be imposed that limit grading and clearing.

“I don’t feel the board is dismissive,” Feeney said. Regarding three lots on three acres, Feeney said that he was unsure whether or not EIS requirements meet that threshold, “but people can discuss that”; and

— Heard a concept presentation by Terry Hildreth, who wants to cut two acres from 38 on Brandle Road. The area is zoned for three acres in a rural area. Weston had no objection.

Hildreth said that he would get water from the village of Altamont.

The land is “naturally” subdivided by the road and the railroad tracks, board members said.

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