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Home My WebLink About20210062 Marion Avenue - Maple Dell PUD Narrative c T (PDD) NARRATIVEDISTRICT PROJECTMENT BUSINESS TO DEVELOPMENT D D PLANNED DEsi,srir RELATE PROPOSE FROM T°UR AMENDMENT . fter collectivelyAve PUD ofthe0 parcels Shops along with zoning amendment d Maple Dell, representation) eight * n: Stewart's. t") seek a Route 9) an authorized Introduction: " Applican York State or I. d to as the Avenue(New . fee ownership in Figure 1. referred Marion the identifiedfor .,neighbor(her located on controls (via is provided area; a map the creationelnaPDD Mar.'- nA ,\* arterial. The Applicant project sii acres in the l'o'HSTEW AF',,,,, i. totaling 7 north of the Route 1 i 1 1 10 'i ' '')2.4ACRES , 1,11(i.' 1,(/,,, '' .'4 . ,', ' '°;') ' ,, '/itli ," f 11 ii' '4 qo°1'1111 0 p 1 o 't,00,„#' uoit,,,E.1 0 fik % 41r4i'011k111(illi, ,0,1,0c,,,'Ilif ,,,,,,,. , 1,'010''11,,l(0'„,, li,11iii0'01kirPhIF', ' 4 ml,qr t ,, . ;:, 0 t, r / * ,, .1 ,1, , lito * *1* 1 ''"4,,' 1:1',1('*11'' .9"''' ali( FIN I„LC: h 1,11 , ' 1 ,o 1 ht,i111,111 1''''' 4741,itl, 1, 1 m „,,,/,0,,, h,,,li Ilm ES la ACRDistrict in the Planned • "of the li 0 1 in e 1: Parcels Zoning permitted "Base Fitur be Perm • ents Section 2.0 would otherwise. . t Requirements which wo istric Table of Uses in uses DesignD -...,-.the • • n of Gateway impacted u,),, Corridor: The prohibition of the Ga i ment DDisis with Involved Develo created a unique . Code within z flingBusiness ks 1 ) of lands . as the TRB w owners of impact of this differing. City's—. II. History Tourist Related of the develop A........ ability to innd ls at issue. Districts" . the involves thefour parcels Application two of the T-,,,,\(see . ently in frr‘thRBeir This ("GD— 1 treated differ affected. pre-existing on gas sales are whichbelow). RB Tsohere.fore, owners. which are also theGDDT are adbisitirict because compared to . lands th are not treatment as convenience and a At8 8 1 84.101:40)8 1 PRINCIPAL PERtarrEo USES PE. trreo WITH USES PERMITTED WITH PERMITTED ACCESSORY USES ZONING DISTRICT USES AND STRUCTURES SITE PLAN APPROVAL SPECIAL USE PER TA SITE PLAN APPROVAL AND STRUCTURES Tour st Related Business None Brew Pubs,Movie Theater,Outdoor Residential Accessory (TRB) .2aticrr Bed StoragelDisplay,Outdoor Recreational Facilities, Structures, Animal Clinic,Senace Establishments, Bus Depot,Drive-in Facility, Outdoor Eating&Drinking Car Rental Agency,Financial Institutions, Car Washes,Vehicle Fueling Stations, Establishment, Convenience Sales(.(5,000 gross sq ft), Motor Vehicle Repair Establishments, Drive-ln Facility "anopres® ReirtE.2,tittEr):gitl.g 15:14,Ittprtrra=reis, Permitted on 2'story&above only r1i(l4II'Ir9a-C•!,SA979?Ea11111e&.. Residential Uses. Senior Housing'Senior Except that the following uses Bathhouse Health Spa,Hotelitdotel,Inn AssIs-e1,',,are(,Fiailiity-,c are not emiined in the part , Cir Q'TliPPr"'?'''P7P1?)4ltural r9cilities following uses are not permitted the Toil:nst Related Business Except that the follitwang uses are not in the part of the Tourist Related Business ITRB) (IRS)District within the and permitted in the part of the Tourist District within the GatewayDesignDesign Distnct-1A Gateway DesiginBDistnct thRee=wealysl':;:ssis'lgo gil):1:11r:r:It*litn13. Movie Theater,Outdoor Storage Display,Bus Drive-in Facility Canopies, r' Car Rental Agency,Convenience Sales Depot,Drive-in Facility,Car Wash,Vehicle Maintenance Storage Facilities (<5000 sq ft I Parking Facilities Fueling Station,Motor Vehicle Repair Lql...,N,VarnMts.L. The explicit prohibitions in the GDD has the specific result of creating non-conforming uses at the Mobil, along with associated car wash, and siting Goodemote Physical Therapy(3 Maple Dell)via use variance. In addition to the parcels in the TRE zone,the proposed PUD includes three parcels in the Urban Residential 2 (UR-2) district of which one is vacant, one is conforming to the TJR-2 zoning and the remaining was most recently the subject of use variance application and litigation between the Zoning Board of Appeals(ZBA)and the owner regarding a dental office. The factual evidence submitted and debated in that case underscores the challenges of realizing a reasonable return on investment within the current zoning,the pre-existing uses, a busy commercial corridor along two state routes, and contrary zoning in the two most adjacent municipalities (Greenfield and Wilton). The parcels included in the PUD and their conformance with TRB/GDD zoning are outlined in the table below. Table 1: PUD Parcels and Conformance to Base Zoning Address SBL Conforming Status 34 Marion Ave 166.5-3-25 Vacant/Use Variance Litigation 3 Maple Dell 166.5-2-40 Use Variance 11 Maple Dell 166.5-2-40 Conforming 33 Marion Ave 166.5-4-1.2 Non-Conforming 31 Marion Ave 166.5-4-1.3 Non-Conforming Marion Ave(No Address) 166.5-4-1.1 Vacant Interior Parcel 153-2-3.1 Vacant PUD Justification: The need for the PUD stems from the high traffic volume associated with commuter traffic from the Towns of Greenfield and Wilton to the north accessing Exit 15 via Marion Ave and the overall use of the Route 50 arterial. Figure 2 provides imagery from the Average Annual Daily Traffic(AADT)from the New York State Department of Transportation (NYSDOT) indicating the volume through the proposed PUD to be 12,750,for comparison similar volumes exist along West Ave(between West Circular St. and Washington) and Ballston Ave which have Transect zoning at both intersections. 8 • •8 .,-i--,, r, II IT iTt,,A, r ,t -- , . ,-, ''or''' ° 0 ,,,, il ' ri r,,i'D';',','''''''',„,,,,11, ' '' 7A,,, '' 'll''''''' ',',,t, ,„' 1,,,111 „. .,,,,,,i ,„,,,,0.. .,,, 0,,,,,,,:,,It,,,,,,,,i .1, ,,,, .,,,,,), 1 , .., i . a ..,,,\I,til ii,„ ** '''' ' ''''',`'4k'' ',' f,11''hh11',,,--11,....,r,,,hic 1 I 1;1---:hh '11 ithh' ,--‘'''I'41.1,1'1'''11:-----i,Th',,,,,,,,,,,,,,,,,, ,—, — „,,,,,''''' , 1 ' ,„,1,,,,Ititi1. ,,1„'''',1111, ' ),,,,,,,,ol'ii ,, , 1 ''",,,',',,Pei,,,[1,,, w,,,11,.,„,, ,'1 ,,,,, ,,,,1,, , ,,i,',,,,,,,, i 0„ 4,,..1,,,," ',,,,'. , li,,,, / 4, '',“,,,,:,,,,, 1,„,, ,,,,,,..,... „.. ,,, , ,,,,,,,,4,„, ' l''''11 ... ,, P1liFT4lk ,,, Figure 2: NYSDOT AADTRTourate5ffic0View for Marion Ave and W. PUD Districts: baAcknowledgingbalancing gt the residentialnon-conformance.zoning th at withsu surrounds ne established bthel is hpeudDz,o theninrequestsgAIanpntpedlnicsean(tcI) and for Use Variance while . . . proposes three .distinct z3on(binelgowdi)stprircotysi...dPersoafensis.lilounstarla/Mtioendio.cfatlh(eP/M),proposed Residential(R), Figure Commercial districts established within the. PUDfroms.everathl the fntehwe PM sthaet icssIue tion be PUD, is willing to relocate its more.inStetnewseacrto'ms,mwehriccihalouwsnessin order to reduce traffic and noise for those land owners in the UR2 adjacent to the proposed.PUD. „„,'''''',' (" oi,,, ,1 ,,„ ,,, ,' ,,''$ 1 „...r • , : 11 1, hl 0„1„,100„' ' i ,,1,1„, '11 i 1".;,,,,i (''I`I''''I'''',$' 0 Pr ofessi„; 0naiim ed*iItidl1111111110011100111.1111 Residential Figure 3: Marion Districts I „,„„, 0 nsiaI101McallinstiAavnealnue L PTJD Commercial Proposed Intense 318 , a.jrits 8,11-t*in:I'S Uses permitted in the PUD shall be as follows: Professiona edical/Institutional (PMI): Office,Medical Office/Clinic and Educational Institutions Residential: Residential development of single and multi-family homes including clustering Commercial Intense: Uses allowed in PMI District,plus Animal Clinic,Nurseries, Day Care Center, Service Establishments,Bathhouse/Health Spa,Hotel or Motel, Car Wash *,Fueling Station*, Convenience Store* (*Uses shall only be allowed on parcels exceeding 350 feet of frontage on a New York State Route) Bulk Requirements: Professional/Medical/Institutional: Same as Established in City's existing OMB-2 Residential: Same as Established in City's UR-4A Commercial Intense: Developed by Applicant and Planning Board through Site Plan 8 • 8