1 00:00:14,599 --> 00:00:16,759 over 2 00:00:17,960 --> 00:00:25,599 here okay so I think we can get started with the training if that's okay it's 7 3 00:00:23,039 --> 00:00:30,519 so what we're going to do is um there's a lot of resources on The Duchess County 4 00:00:28,039 --> 00:00:34,079 Planning Federation and there's a few good ones that we thought we might be 5 00:00:31,840 --> 00:00:37,680 able to utilize they're longer they're like an hour an hour and a half so we'll 6 00:00:35,760 --> 00:00:41,640 just do segments of it like do first segment now and then the first the rest 7 00:00:39,320 --> 00:00:47,160 of it um at the next meeting but this one is on Housing Development Finance 8 00:00:43,760 --> 00:00:51,079 101 it was done by Doug alott um who works for CPC so he's financing a lot of 9 00:00:49,520 --> 00:00:54,879 the projects kind of in the Hudson Valley why we thought this was important 10 00:00:53,120 --> 00:00:58,800 for the board is I think when we're talking about design choices and we're 11 00:00:56,760 --> 00:01:03,160 talking about um aspects that could be added to planning board projects I think 12 00:01:01,120 --> 00:01:07,040 something we often heard is that's not financially feasible or you know I think 13 00:01:05,479 --> 00:01:12,720 we hear that a lot especially now in the current Construction in the financing 14 00:01:10,159 --> 00:01:17,479 Climate about how expensive these projects are and why are certain things 15 00:01:15,200 --> 00:01:21,400 can be added or cannot so I think in order to have more fruitful 16 00:01:18,880 --> 00:01:25,200 conversations with with applicants when we're talking about that that we thought 17 00:01:22,759 --> 00:01:29,079 this Finance course might be helpful I haven't seen this one yet but I heard 18 00:01:26,640 --> 00:01:34,280 good things about this and Doug alott actually did a he did came and did a 19 00:01:31,240 --> 00:01:39,600 training for the um for the city council of last year kind of on the same topic 20 00:01:36,680 --> 00:01:44,040 so that's we'll just do we'll run this until 7:30 is when the trainings go 21 00:01:42,520 --> 00:01:47,520 right and then and then we'll get into the 22 00:01:45,360 --> 00:01:53,119 meeting and I'm pleased to welcome our speaker Doug Al with CPC the community 23 00:01:50,520 --> 00:01:57,840 preservation Corporation Doug has worked in a variety of roles with CBC for over 24 00:01:55,439 --> 00:02:02,280 25 years and he's currently the senior vice president and director of Lending 25 00:02:00,079 --> 00:02:06,640 the valley office he oversees the lending process from origination through 26 00:02:04,680 --> 00:02:10,840 writing construction supervision and conversion to permanent finan and i' 27 00:02:09,280 --> 00:02:14,720 just like to add that one of the reasons we wanted to host this class is that at 28 00:02:12,560 --> 00:02:20,000 County Planning we understand that when you're on a local planning board and 29 00:02:17,080 --> 00:02:25,720 post project you're not on board you he about something in your community it can 30 00:02:22,959 --> 00:02:25,720 difficult to 31 00:02:28,840 --> 00:02:34,239 understand so while every project is different there's a balancing act 32 00:02:32,519 --> 00:02:38,599 between what penciled out with the bank and what doesn't and so I expect next 33 00:02:36,560 --> 00:02:42,840 presentation will provide us all more concrete understanding of the 34 00:02:40,040 --> 00:02:48,920 complexities of Housing Development and financing so with that I 35 00:02:46,720 --> 00:02:57,080 will over to thank you um good evening everybody 36 00:02:53,239 --> 00:03:03,360 um pleasure to be here um one thing that have didn't mention is aside from my 37 00:02:58,920 --> 00:03:08,840 role here at CBC um I've also been member of the quot sing board of appeals 38 00:03:06,400 --> 00:03:14,920 where I live in build H down in Westchester County for 16 years so I'm 39 00:03:11,920 --> 00:03:22,879 familiar with these continued education courses and participated in that level 40 00:03:18,120 --> 00:03:26,000 so I guess where said I'm one of you um I wanted to give you first a little 41 00:03:24,360 --> 00:03:34,120 background about CPC um we were established in 197 four 42 00:03:30,720 --> 00:03:40,080 we are a not for-profit uh lending institution which is kind of a weird um 43 00:03:37,080 --> 00:03:46,439 model but we we uh we have a we have a Consortium of about 15 banks that offer 44 00:03:42,599 --> 00:03:51,439 us lines of credit to do construction BS well it's one line of credit we loar it 45 00:03:48,319 --> 00:03:57,560 out on their line and uh and then we also have a number of um uh permanent 46 00:03:55,079 --> 00:04:02,799 loan products for when the project gets uh completed and leased and is is you 47 00:04:00,439 --> 00:04:08,319 know mostly what we do is rental housing we do do some home ownership housing but 48 00:04:05,040 --> 00:04:14,799 we also do the 30-year um permanent mortgage on on Project after it's 49 00:04:11,519 --> 00:04:20,320 completed and um you know we believe that you know housing is really Central 50 00:04:17,639 --> 00:04:27,240 to transforming neighborhoods into thriving communities um we try to 51 00:04:24,240 --> 00:04:33,000 collaborate with municipalities with not for-profits with private Developers 52 00:04:30,320 --> 00:04:40,240 Church organizations all with the goal of of you know trying to make our 53 00:04:35,479 --> 00:04:44,400 community better provide both uh both market rate and affordable housing um 54 00:04:43,400 --> 00:04:49,280 because we realize that there's different segments 55 00:04:46,479 --> 00:04:56,560 within um in terms of affordability um and our our goal is is 56 00:04:53,080 --> 00:05:03,880 really broader Community revitalization um goals for for the community to work 57 00:04:59,840 --> 00:05:09,360 so that's a little background us um and you know we since 1974 we've invested 58 00:05:06,800 --> 00:05:13,639 over 14 billion dollar almost all that been in New York state we have Regional 59 00:05:11,560 --> 00:05:17,199 Offices throughout the state as hether mentioned I'm the director H office for 60 00:05:16,160 --> 00:05:21,840 28 years um and then there's sort of the 61 00:05:20,240 --> 00:05:30,880 other benefits that go into the Investments we've done finan that over 62 00:05:25,639 --> 00:05:35,680 $225,000 225,000 residential units which provided housing for more than a 63 00:05:32,600 --> 00:05:42,560 million people and you know also creates jobs um we estimated 120,000 jobs 64 00:05:39,759 --> 00:05:47,479 created through our programs so that's sort of like the social benefit um um 65 00:05:45,319 --> 00:05:52,800 and then our you know we're Mission PR so we don't we're not really a bank we 66 00:05:49,440 --> 00:05:58,680 don't we don't do um you know we don't do luxury 67 00:05:54,039 --> 00:06:04,880 housing do hotels we focus on housing we also do mixed use properties um which 68 00:06:02,280 --> 00:06:09,919 involve typically ground Flo retail commercial businesses um but mostly our 69 00:06:07,400 --> 00:06:15,440 focuses on housing and we're trying to figure out ways to produce to lower the 70 00:06:11,919 --> 00:06:20,479 costs of producing affordable housing um and help close the racial wealth Gap and 71 00:06:18,440 --> 00:06:25,400 also commit to investing in the green economy a lot of what we do is we have a 72 00:06:22,639 --> 00:06:30,639 whole sustainability uh Department try to promote uh Green Building energy 73 00:06:28,120 --> 00:06:36,199 efficient buildings um um and so that's also one of our kind of 74 00:06:33,080 --> 00:06:41,800 mission goals so that's that's about us and then before I get into to the 75 00:06:38,080 --> 00:06:48,240 program um I kind of wanted to just give you like what I want the takeaways to be 76 00:06:44,680 --> 00:06:52,440 here and and some of the things I'm some of the slides are shown involve math I 77 00:06:50,479 --> 00:06:58,000 don't need to get like don't get too tied up in the 78 00:06:54,400 --> 00:07:04,960 math just uh to show how a lender looks at a 79 00:07:02,919 --> 00:07:11,120 project and a developer and the due diligence that we we uh that we do 80 00:07:08,720 --> 00:07:17,120 before we agree to finance a project how we monitor throughout construction how 81 00:07:13,800 --> 00:07:22,879 we also monitor once it goes into a 30-year permit mortgage we also service 82 00:07:20,240 --> 00:07:28,599 all of the the permanent loans that we do um the typically 30e mortgages on on 83 00:07:26,560 --> 00:07:35,240 multif family rental properties that that Finance so we also monitor post 84 00:07:31,960 --> 00:07:39,160 post construction and res as well and I think that you 85 00:07:36,759 --> 00:07:43,879 know sometimes people think developers are just running REM in the streets and 86 00:07:42,080 --> 00:07:49,639 doing whatever they want but there's a lot of oversight that goes into a 87 00:07:46,639 --> 00:07:55,280 landing on an affordable or any kind of multi family project it's a very risky 88 00:07:52,639 --> 00:08:01,440 um there's a lot of risks involved with it and we can take it very seriously so 89 00:07:59,000 --> 00:08:06,919 you know we're typically investing usually somewhere around 75 or 80% of 90 00:08:05,120 --> 00:08:12,680 the total project cost so we're the biggest invested in these in these 91 00:08:09,440 --> 00:08:17,039 projects and we take it very seriously and we want to make sure that it's 92 00:08:14,080 --> 00:08:19,319 successful for the developer communi from 93 00:08:19,479 --> 00:08:30,400 T so those are those are the takeways that I want to try 94 00:08:26,639 --> 00:08:35,680 to imprint in your mind for going the presentation so the first thing I wanted 95 00:08:32,800 --> 00:08:40,599 to talk about is what we call the five Seas of credit and these are the things 96 00:08:38,399 --> 00:08:47,360 that we look at when we're looking at a developer or a a particular project and 97 00:08:44,399 --> 00:08:51,680 the most important see is character and so we're reviewing the credit history 98 00:08:49,279 --> 00:08:54,240 and experience of the borrower we check their business references we check the 99 00:08:53,320 --> 00:08:59,959 credit references um we Google them we want to 100 00:08:57,920 --> 00:09:05,720 make sure that they're reputable people and that they're um going to 101 00:09:02,920 --> 00:09:10,720 provide that they're going to perform on Project when when when we Finance you 102 00:09:08,560 --> 00:09:16,120 look at their capacity that's their ability to pay the loan previous 103 00:09:13,000 --> 00:09:21,040 projects completed we want them to done projects of similar size similar scope 104 00:09:19,000 --> 00:09:25,440 we look at their personal and business financial statements for both the 105 00:09:22,760 --> 00:09:30,040 developer and the general contractor for construction 106 00:09:26,600 --> 00:09:36,120 projects uh we review the sources of capital that's the third c um and that 107 00:09:33,800 --> 00:09:41,440 there's basically three types of of capital sources one is equity or the 108 00:09:38,120 --> 00:09:46,920 cash contribution of developer uh and when I say CDC I'm also mean any any 109 00:09:44,399 --> 00:09:50,920 kind of conventional Bank Lo we're a little bit different than a bank as I 110 00:09:48,360 --> 00:09:56,200 explained but um you know this is most langues would look at things the same 111 00:09:52,600 --> 00:09:59,880 way as us and then if there's a gap um which there often is in affordable 112 00:09:58,480 --> 00:10:05,720 housing projects uh because the rents are typically lower 113 00:10:02,880 --> 00:10:09,920 uh than in a market rate uh project then we we look to to use public subsidy 114 00:10:08,200 --> 00:10:16,560 sources to fill that Gap so there's three capital sources cash conventional 115 00:10:13,000 --> 00:10:21,600 loan and public subsidy and the fourth St the collateral which is the property 116 00:10:19,160 --> 00:10:26,120 itself or and if it's new construction we're looking at the projected completed 117 00:10:23,959 --> 00:10:30,360 product or what is planned to be constructed it's a renovation project 118 00:10:28,040 --> 00:10:34,640 same thing what what's the project going to look like after it's renovated we do 119 00:10:32,640 --> 00:10:40,839 a lot of adaptive reuse projects where we're converting old mil buildings into 120 00:10:37,480 --> 00:10:48,560 housing or um you know things like that we call that um you know call that 121 00:10:44,920 --> 00:10:52,399 adaptive use and then the other collat that we take on properties not just the 122 00:10:50,200 --> 00:10:56,399 property itself but we also we want to ensure completion of project so often 123 00:10:54,320 --> 00:11:01,959 we'll take either a bond or a letter of credit as additional collateral 10% of 124 00:11:00,320 --> 00:11:05,560 the construction cost so if there's a cost overrun then we can pull on a 125 00:11:04,040 --> 00:11:10,040 letter of credit of the bond to make sure the project gets successfully 126 00:11:07,600 --> 00:11:14,040 completed and then the last see is just what we call conditions and that's like 127 00:11:12,040 --> 00:11:18,720 the condition of the neighborhood what's going on in the market with construction 128 00:11:16,519 --> 00:11:21,639 costs what's going on with the local economy what's going on with the 129 00:11:20,000 --> 00:11:25,760 national economy what's going on with interest rates what's going on with 130 00:11:23,000 --> 00:11:33,760 Market R so sort of like the conditions of the economy and so those are the five 131 00:11:29,639 --> 00:11:38,600 of credit um and that you know that's that's that's what is the basis of our 132 00:11:36,360 --> 00:11:38,600 our 133 00:11:39,959 --> 00:11:47,560 evaluation and the next thing I wanted to talk about was the project 134 00:11:45,040 --> 00:11:53,320 feasibility and there's three things that we look at in the predevelopment 135 00:11:49,519 --> 00:11:59,639 stage before a project gets financed and that is the site itself or the project 136 00:11:56,279 --> 00:12:04,000 itself the development team and the financials and that's uh and I'm 137 00:12:02,920 --> 00:12:10,480 going to talk mostly about the financials of rental properties that's 138 00:12:06,959 --> 00:12:16,560 primarily what we Finance so so you know the site itself we go out we inspect the 139 00:12:12,959 --> 00:12:21,199 property we we we look at the site we review it for does it have own 140 00:12:18,880 --> 00:12:25,240 compliance does it have access to Transportation are there comparable 141 00:12:23,320 --> 00:12:29,920 projects in the area what are other Municipal considerations permits 142 00:12:27,320 --> 00:12:33,639 building codes that need to be and um and are there any Community plans out 143 00:12:31,920 --> 00:12:40,480 there preferences what does the community itself Want U and we try to 144 00:12:37,760 --> 00:12:46,240 work with municipalities that want to promote different types of projects so 145 00:12:44,040 --> 00:12:50,760 we we look at that whole package when we're looking at a site the project and 146 00:12:48,720 --> 00:12:54,800 then in terms of the development teams it's who's going to who's going to be 147 00:12:52,199 --> 00:13:00,120 responsible for making sure this this is successful development and we look at 148 00:12:57,199 --> 00:13:04,839 the owner and developer and often times there's non for-profit sponsors that go 149 00:13:02,519 --> 00:13:09,839 to join Ventures with with different types of developers we we look at the 150 00:13:08,160 --> 00:13:13,839 experience of the architect and the engineer that's working on the project 151 00:13:12,000 --> 00:13:20,360 we want to know about the general contractor who's building it um his 152 00:13:17,760 --> 00:13:24,839 what's his capability and then on the back end we want to we review the 153 00:13:22,480 --> 00:13:30,920 management company make sure they're management compan is subject to our 154 00:13:26,920 --> 00:13:35,800 approval um prior closing on you know 30-year permanent W and then there's 155 00:13:33,320 --> 00:13:39,000 other Consultants involved um there's a lot of programs out there both through 156 00:13:37,320 --> 00:13:43,040 the utility companies and through different state programs to promote 157 00:13:40,480 --> 00:13:47,360 Energy Efficiency so there's Al there's also Consultants involved that may be 158 00:13:45,680 --> 00:13:52,240 involved with that aspect and then um the last thing this 159 00:13:50,920 --> 00:13:55,959 is something I'm going to kind of focus on in the next few slides is is the 160 00:13:54,040 --> 00:14:00,360 financials of rental properties and how do we determine how much SP you loan on 161 00:13:58,079 --> 00:14:04,959 the property and unlike I mean most of you probably have your home home buyer 162 00:14:03,000 --> 00:14:09,560 mortgages you know when when they qualify for home buyer mortgag they're 163 00:14:07,079 --> 00:14:14,360 really looking at your personal income which is different than multif 164 00:14:11,839 --> 00:14:19,279 family lending multif family lending loan on the cash flow for building where 165 00:14:16,639 --> 00:14:25,680 the projected cash flow to building so when we size the loan we look at the 166 00:14:22,880 --> 00:14:31,639 income from the apartments retail if there is a mix juuse and other uh types 167 00:14:29,720 --> 00:14:35,560 of income that a property can produce such as if there's a laundry room if 168 00:14:33,279 --> 00:14:40,920 there's parking fees there maybe sell Tower rentals on them so we look at all 169 00:14:37,600 --> 00:14:45,920 the income that the property produces first and then we look at the property 170 00:14:43,680 --> 00:14:50,560 operating and maintenance expenses and those are we call onm and that's 171 00:14:48,199 --> 00:14:57,720 basically all the property expenses exclusive of the Deb service or mortgage 172 00:14:53,959 --> 00:15:02,959 PS on the along and so you know you can see the list of um operating expenses 173 00:15:00,800 --> 00:15:08,160 you know real estate taxes Insurance utilities and repairs management 174 00:15:05,199 --> 00:15:13,560 expenses administrative leg you got salar got landscaping 175 00:15:11,360 --> 00:15:19,160 sowl and then this this is something that most building most multi family 176 00:15:16,399 --> 00:15:24,839 lenders require is a building Reserve um which is which is basically a force 177 00:15:21,839 --> 00:15:30,720 savings account building typically take a reserve of $250 per apartment per year 178 00:15:28,120 --> 00:15:35,040 which is month L um along with your principal interest payments that goes 179 00:15:32,600 --> 00:15:40,240 into a savings account we building so the 10 years from now we building new 180 00:15:37,120 --> 00:15:45,079 roof we have a we have a little Nest day to make sure that it main get gets 181 00:15:42,440 --> 00:15:51,000 maintained in the long term so that so that's income and expenses so we we 182 00:15:48,720 --> 00:15:55,759 subtract the income from the expenses and then we get What's called the net 183 00:15:53,040 --> 00:16:01,839 operating income for some called 184 00:15:59,720 --> 00:16:07,800 and and that the noi is is what's left over to pay the 185 00:16:06,120 --> 00:16:14,560 debt service payments or the mortgage payments and the remainder is becomes 186 00:16:10,880 --> 00:16:19,800 profit for the developer or cash flow or it could become or it's a pushing in the 187 00:16:18,199 --> 00:16:26,279 event that something happens so operating expenses go up 188 00:16:22,720 --> 00:16:32,360 rents drop uh you know things happen it's it's cushion for the the uh for the 189 00:16:30,040 --> 00:16:37,880 lender as well as potential profit for theel if things go so typically we take 190 00:16:36,040 --> 00:16:43,079 the gross potential income so we take all we all the r that they collect 191 00:16:40,360 --> 00:16:48,759 monthly we subtract a vacancy loss of somewhere between 5 and 192 00:16:44,880 --> 00:16:53,959 10% um and that's just because you know Apartments turn over scores close 193 00:16:51,720 --> 00:17:01,240 sometimes ten don't pay rent you know so it's it's a subtraction you typically 194 00:16:56,880 --> 00:17:08,839 don't get 100% of your r inome uh per year because of vacancy or called non 195 00:17:05,000 --> 00:17:14,199 payment rent so I'm going to use a real life example this is a a real project 196 00:17:11,280 --> 00:17:20,160 that we did in East stand the Reber um these young guys um who actually came up 197 00:17:17,000 --> 00:17:26,000 from Brooklyn and decided to make their home in in Newberg and they started 198 00:17:23,039 --> 00:17:31,880 buying small properties in East End and renovating them um into housing and I I 199 00:17:29,679 --> 00:17:37,600 changed the Dr here to protect the innocent but suffice to say this is a 200 00:17:34,400 --> 00:17:44,120 real project that need and and and it's a vacant building um and it's able to be 201 00:17:41,200 --> 00:17:48,880 renovated into five apartments and one storefront and then I'm showing the 202 00:17:46,000 --> 00:17:52,880 income here the rents were just shy of $1,200 a month for the apartment that 203 00:17:50,919 --> 00:17:59,600 was the average rent there was a store that was paying 1,000 bucks a 204 00:17:54,960 --> 00:18:06,799 month for the for their lease and and so that gave us a gross income here of 205 00:18:03,080 --> 00:18:10,440 71,000 on the residential rents and 12,000 206 00:18:08,200 --> 00:18:18,520 retails then we had to subtract the vacancy from that um so we had about 207 00:18:14,360 --> 00:18:25,440 $5,000 LS for the for the residential and about ,200 for the for the for the 208 00:18:23,200 --> 00:18:31,679 space so the net income um goes down 209 00:18:29,480 --> 00:18:39,080 to 77,000 so that's what we're projecting is going to collect hopefully 210 00:18:35,520 --> 00:18:43,760 but what happens if 110 here one of these five stops paying rent for 6 211 00:18:41,600 --> 00:18:48,200 months and you have to evct and that takes another few months all of a sudden 212 00:18:45,520 --> 00:18:54,080 you don't have 7% vacancy allow you probably have more like 20% so there's a 213 00:18:51,000 --> 00:18:58,919 risk of that but generally um properties operate in in these kind of agency 214 00:18:57,240 --> 00:19:03,520 levels so then so we know what our net 215 00:19:01,960 --> 00:19:08,559 effective income is this is what we're collecting 216 00:19:05,679 --> 00:19:13,320 77,000 what are the expenses okay so we got all our taxes insurance and 217 00:19:10,400 --> 00:19:18,799 everything else so we got $38,000 in operating expenses and we're we have a 218 00:19:16,360 --> 00:19:25,360 net effective income after vacancy of 77,000 total operating expenses of 219 00:19:22,799 --> 00:19:29,799 38,000 and that gives us a net operating income to pay debt service and profit 220 00:19:28,039 --> 00:19:36,000 of9 ,000 so how do we size the loan based on 221 00:19:33,880 --> 00:19:41,240 that so that's $39,000 operated income we calculated 222 00:19:39,039 --> 00:19:45,840 that we could loan $440,000 and this for Opera over 30 223 00:19:43,720 --> 00:19:51,080 years at 54% and so the debt Ser principal and 224 00:19:48,760 --> 00:19:57,600 interest payments on that were $29,000 so this roughly $10,000 is his 225 00:19:55,720 --> 00:20:02,440 cash flow and profit for the year hopefully all go as well so the the 226 00:20:00,520 --> 00:20:07,320 margins can be pretty thin on these properties particularly Smalls and a lot 227 00:20:05,480 --> 00:20:12,720 of the Hudson Valley Properties are in small buildings I don't need to tell you 228 00:20:09,440 --> 00:20:17,080 guys that been the D Pan um there's a lot of properties that are let say less 229 00:20:15,200 --> 00:20:22,880 than 20 Apartments that's makes up the majority of the housing stock in M of 230 00:20:19,520 --> 00:20:26,120 Val so we we look at something so how do we arrive at this 231 00:20:24,240 --> 00:20:31,159 $440,000 we have something which is called debt service coverage and the de 232 00:20:28,840 --> 00:20:35,640 service coverage is the ratio of the net operating income over the annual dead 233 00:20:33,080 --> 00:20:39,679 service so in this case it's 1.34% and somebody told me a long time 234 00:20:37,840 --> 00:20:44,559 ago which makes sense that means for every dollar of debt that the owner has 235 00:20:42,400 --> 00:20:51,240 to pay he has a dollar 20 to a dollar most lenders 236 00:20:47,720 --> 00:20:56,080 require a ratio of between 1.2 and 1.3 that means I have an extra 20 or 30 237 00:20:53,120 --> 00:21:02,559 cents per dollar of debt in my pocket and this is this 20 or 30 in this case 238 00:20:59,400 --> 00:21:06,559 34 cents is is basically going to be over to profit and that's how we that's 239 00:21:05,240 --> 00:21:15,559 how we determine mon so remember that 440 it's a key 240 00:21:12,840 --> 00:21:21,600 number the other thing we look at is loan to value okay lenders do not like 241 00:21:18,520 --> 00:21:25,440 to loan 100% of the value of a property why something goes wrong you have to 242 00:21:23,440 --> 00:21:30,960 sell it in a foreclosure you have to foreclose L typically people in closure 243 00:21:28,960 --> 00:21:35,039 sale don't pay the full value of property they try to get it for Less so 244 00:21:33,200 --> 00:21:42,919 generally lenders want to keep their maximum loan to value LTV of between 70 245 00:21:39,919 --> 00:21:48,039 80% so in going back to our example of 123 Main Street you take the net 246 00:21:46,000 --> 00:21:51,640 operating income how you determine value and you divide it by what's called a cap 247 00:21:49,760 --> 00:21:56,880 rate don't worry about what a cap rate is that's that could be a whole another 248 00:21:53,880 --> 00:22:01,640 class but it's basically an expected return that real estate Developers 249 00:21:58,760 --> 00:22:05,279 expect um in a particular Market in in the Hudson Valley Cap rates generally 250 00:22:03,400 --> 00:22:13,760 range between 6 and 8% so in this case we use 7 the appra 251 00:22:08,960 --> 00:22:21,600 used 7% cap rate we got a value of $557,000 that means our Lo to Value was 252 00:22:17,159 --> 00:22:29,240 79,000 so we're within our range of 79% so we have our Deb service coverage 253 00:22:24,520 --> 00:22:33,360 of 1.3 or better and we have our loan value which doesn't exceed 80% it's a 254 00:22:31,320 --> 00:22:37,039 little bit less than 80% that's how we determine this 440 remember 255 00:22:35,530 --> 00:22:42,400 [Music] 440 okay 256 00:22:39,000 --> 00:22:46,840 so how does debt service coverage and M value affect project feasibility other 257 00:22:45,080 --> 00:22:52,240 said that's one of the things we talk about today and the effective 258 00:22:49,880 --> 00:22:56,919 feasibility because they limit the amount that a developer can borrow for a 259 00:22:54,600 --> 00:23:01,320 particular project if a developer can't borrow enough money Pro may not be 260 00:22:59,200 --> 00:23:06,159 financially feed and remember our sources of capital we have Equity we 261 00:23:03,880 --> 00:23:10,760 have debt and we have subsidy we already went over that so I won't go into that 262 00:23:08,039 --> 00:23:15,919 and then you have development costs U for a project you have what's it called 263 00:23:13,720 --> 00:23:19,880 acquisition construction which is which is also known as the hard cost and then 264 00:23:17,880 --> 00:23:23,120 you have what we call soft costs these are all your professional Feats you got 265 00:23:21,480 --> 00:23:28,919 to pay your architecture engineer the appraiser the title company the survey I 266 00:23:25,880 --> 00:23:32,559 didn't put lawyer that's a big number um and then you have your carrying cost 267 00:23:30,640 --> 00:23:36,120 like what does it I still have to pay before this thing gets built I still 268 00:23:34,480 --> 00:23:41,159 have to pay real estate taxes on the land I got to have insurance to cover 269 00:23:38,720 --> 00:23:45,760 the property and liability I have to pay utilities because I'm using power tools 270 00:23:43,120 --> 00:23:50,480 at the site and I have construction interest um when we do a construction 271 00:23:48,080 --> 00:23:56,080 loan it's kind of like a credit card for a developer he he draws down on the 272 00:23:53,720 --> 00:24:00,799 construction as as the project progresses and he Advance it for is in 273 00:23:59,120 --> 00:24:07,240 place so uh he has that to carry construction 274 00:24:04,600 --> 00:24:11,200 he's not getting rent yet it's not built so that's out of pocket you got to pay 275 00:24:09,760 --> 00:24:16,919 for that so those are the the development costs and so here's the real 276 00:24:13,919 --> 00:24:23,240 life example these are real numbers the guys the Brooklyn hipsters that came up 277 00:24:19,880 --> 00:24:28,919 and decided to live theend ruber it paid $105,000 for the building the 278 00:24:26,320 --> 00:24:33,200 construction cost of 300,000 professional fees car cost to the total 279 00:24:31,279 --> 00:24:36,880 cost of this development is a little more than a half a million we were able 280 00:24:35,279 --> 00:24:42,000 to $440,000 and so he had to put in 281 00:24:39,640 --> 00:24:47,320 $5,000 and that makes sense that's that's sort of like the sweet spot for 282 00:24:44,159 --> 00:24:57,640 debt in equity somewhere around 20% Equity developers generally don't want 283 00:24:50,440 --> 00:25:00,320 to put in more than 30% equity and here CBC 284 00:25:00,880 --> 00:25:11,760 sorry pause there at 7:30 so we'll pick up with the debt service coverage next 285 00:25:09,000 --> 00:25:15,279 um but yeah I don't know if any if we wanted to chat about that or we want to 286 00:25:12,919 --> 00:25:20,360 move straight to the anybody any questions 287 00:25:16,760 --> 00:25:27,520 comments let's get party started welcome everybody um October 8th 288 00:25:24,559 --> 00:25:31,320 2024 planning War it's a pleasure to have everybody here 289 00:25:28,840 --> 00:25:36,159 um thank you guys all for attending John couldn't make it so I'm in the hot seat 290 00:25:33,840 --> 00:25:40,120 tonight I think we got some business to do first um we have a couple of minutes 291 00:25:38,279 --> 00:25:45,440 we need to approve it looks like we need to approve we we can't do August because 292 00:25:42,679 --> 00:25:54,200 we don't have for we don't have a form that mean in September we can do okay so 293 00:25:49,480 --> 00:25:59,039 we do that so she had made one at it I had a couple things I wanted to go over 294 00:25:57,520 --> 00:26:03,200 cuz they're actually pertinent to the one of the applications on September or 295 00:26:00,960 --> 00:26:07,559 on September okay okay so we're going to par August for the moment I think we 296 00:26:05,919 --> 00:26:11,520 have to we don't have and I'm just saying it for we're going to park August 297 00:26:09,960 --> 00:26:15,720 for the moment and we're going to go to September you have some comments on 298 00:26:13,000 --> 00:26:21,840 September yeah here's what it was on our 19 Henry Street application um first of 299 00:26:19,039 --> 00:26:27,960 all one of the commenters Carl schaer he is at 86 300 00:26:25,399 --> 00:26:31,760 Katherine Street not 36 significant because it has to do with proximity to 301 00:26:29,480 --> 00:26:38,520 the property um should we be actually noting what 302 00:26:35,640 --> 00:26:43,399 these people said at least briefly in the minutes because the other commenter 303 00:26:41,440 --> 00:26:47,320 was talking about tree cover and then there was a later discussion with the 304 00:26:45,000 --> 00:26:54,399 applicant and now there's been changes on the plans about tree cover and it's 305 00:26:50,200 --> 00:26:59,240 in um Eric's comments among other things John's comments pardon me yeah the 306 00:26:56,559 --> 00:27:03,640 minutes so I'll just say legally the minutes only have to include votes taken 307 00:27:01,840 --> 00:27:07,000 and and the board members that were present so that's the only that's the 308 00:27:05,240 --> 00:27:13,399 bare minimum legal requirement for minutes um so the the minutes that have 309 00:27:11,240 --> 00:27:19,240 been prepared also reference where you can access the video so in addition to 310 00:27:16,760 --> 00:27:24,480 the summary you have here you also have the video um that can be accessed by 311 00:27:21,360 --> 00:27:28,760 people but beyond that it's between you and and Mercedes as far as like how 312 00:27:27,320 --> 00:27:32,760 detailed you want to get in the description of of what was 313 00:27:30,559 --> 00:27:36,000 discussed I don't want to make it more difficult than it has to be we should 314 00:27:34,039 --> 00:27:39,440 correct the address but okay no I'm just going to in the event of some a 315 00:27:37,640 --> 00:27:45,480 situation like what's mentioned and there is some um some clarity that needs 316 00:27:43,360 --> 00:27:50,679 respect to the minute should we be more detailed as a question or is it is it it 317 00:27:48,640 --> 00:27:54,279 just point towards the video how do we address something like what's being said 318 00:27:53,159 --> 00:27:59,039 so there's a couple different considerations one um for your use of 319 00:27:57,279 --> 00:28:03,519 minutes you know if you want to refer back to minutes as a summary of what was 320 00:28:01,799 --> 00:28:09,559 discussed instead of going back to the video I guess it would be more helpful 321 00:28:05,279 --> 00:28:14,159 to have a description um for like litigation purposes if any decision of 322 00:28:12,360 --> 00:28:18,480 the board were challenged the minutes are part of the record but so is the 323 00:28:15,679 --> 00:28:22,679 video is a video so all of that could be provided to the court or a transcript of 324 00:28:20,360 --> 00:28:27,760 the video could be provided to the court um so we don't lose anything from a you 325 00:28:25,519 --> 00:28:31,080 know record perspective by by not including including the summary in the 326 00:28:29,000 --> 00:28:36,640 minutes um and then there's of course for the benefit of the public 327 00:28:33,600 --> 00:28:40,600 um it's you know same for for your considerations um if you want 328 00:28:38,279 --> 00:28:46,440 description in the you know narrative description in the minutes versus uh 329 00:28:43,640 --> 00:28:51,360 going to the videotape yeah are there ever guidelines about um ways to avoid 330 00:28:49,519 --> 00:28:55,000 editorializing by the way you summarize the minutes you understand what I'm 331 00:28:52,440 --> 00:29:01,720 saying like selectively uh pulling out agenda items right which happen you try 332 00:28:58,320 --> 00:29:06,960 to paraphrase public comment you may not capture you know but also Mr Mr Smith 333 00:29:05,320 --> 00:29:12,039 made a PO comment right but also it might be useful for 334 00:29:10,120 --> 00:29:16,880 the Casual person or whatever to be able to understand uh to track the discussion 335 00:29:15,159 --> 00:29:20,480 right or maybe the best thing is to go to the video though because the video 336 00:29:18,559 --> 00:29:26,640 would reflect the more accurate version of everything so it's probably more 337 00:29:23,519 --> 00:29:32,080 advantageous to point to the video to avoid any discrepancy I think so yeah as 338 00:29:29,320 --> 00:29:36,080 opposed to language tone inflections which can't be reflected in the 339 00:29:33,960 --> 00:29:40,480 minutes which can't be seen in the videoos so I mean some people make the 340 00:29:38,200 --> 00:29:44,440 effort but there's a point of how it's it's a slippy slope of you know if you 341 00:29:42,519 --> 00:29:48,919 miss something you don't miss something perod and the Comm in the wrong place 342 00:29:46,080 --> 00:29:52,480 could be the difference so poin to the videotape I think is PARTA of the best 343 00:29:50,480 --> 00:29:58,120 so for the purpose of our business can I have a motion to approve with the 344 00:29:55,559 --> 00:30:05,640 modifications the minutes for September 10th 2024 motion can I have a second 345 00:30:01,919 --> 00:30:11,039 second all in favor I I was 346 00:30:08,840 --> 00:30:15,679 second so August Parks okay so we're going to 347 00:30:13,760 --> 00:30:22,760 go to our regular business today did was there Jennifer was just going back to my 348 00:30:19,240 --> 00:30:27,000 my vide tape in my mind okay we're good um we're going back to item number one 349 00:30:25,080 --> 00:30:32,799 continue public hearing and continue review of application for site plan 350 00:30:28,960 --> 00:30:38,720 approval and subdivision approval 19 Henry Street Town Home submitted by 351 00:30:35,000 --> 00:30:45,080 Larry Joseph Builders now I believe last meeting there was a um uh to have you 352 00:30:42,200 --> 00:30:50,200 prepared the document yes yeah so at the last meeting the board um directed my 353 00:30:47,679 --> 00:30:55,840 office to prepare secret documents for your review for tonight um you do have 354 00:30:53,720 --> 00:31:01,600 those before you you have the short form part two that's been filled out for you 355 00:30:58,120 --> 00:31:04,720 review and then part three with um The Narrative that's been attached 356 00:31:03,159 --> 00:31:09,559 supporting a negative declaration finding there's no significant adverse 357 00:31:06,480 --> 00:31:14,760 environmental impacts um and this is available on the website um and was 358 00:31:12,159 --> 00:31:18,919 circulated to the board a few days ago okay excellent so can I have a motion to 359 00:31:16,559 --> 00:31:23,399 open the public hearing motion well before we before we do that you should 360 00:31:21,240 --> 00:31:29,760 act on secra first so just as far as sequencing goes act on secra then we can 361 00:31:26,600 --> 00:31:34,600 um uh basically reopen the site plan public hearing that's currently uh 362 00:31:31,799 --> 00:31:38,559 extended from last month and then you have a subdivision public hearing that's 363 00:31:36,360 --> 00:31:47,960 going to be opened brand new tonight okay excellent so 364 00:31:41,440 --> 00:31:54,279 um let's go to comments on this first um on item one bear with me for a 365 00:31:51,000 --> 00:31:58,440 second yep I can start um I just had one uh my last letter from last month was 366 00:31:56,080 --> 00:32:03,000 that all comments had been addressed um I just had one comment on this plan um 367 00:32:01,519 --> 00:32:07,480 when looking at the photometrics I saw something I had missed before that it 368 00:32:05,159 --> 00:32:12,039 looked like the max lighting level was saying 10.3 foot candles um but I didn't 369 00:32:10,639 --> 00:32:16,639 see that reflected in the photometric so I just thought that was a a probably a 370 00:32:14,760 --> 00:32:20,799 point of correction Michael speak to that yeah 371 00:32:18,360 --> 00:32:25,039 okay just cuz that is kind of bright so I was wondering where was on the site 372 00:32:22,679 --> 00:32:29,039 it's it's not a typo it's actually the the brightest light directly beneath 373 00:32:27,200 --> 00:32:34,200 those lights only 8 ft High they're in that little vestibule area so they are 374 00:32:32,000 --> 00:32:38,279 hitting that Bri right there front of the property right not yeah no not 375 00:32:37,080 --> 00:32:41,919 anywhere near the property it's just directly it's the front porch is what I 376 00:32:40,000 --> 00:32:46,000 think is the front porch yeah the front porch like okay I well I just so that is 377 00:32:44,840 --> 00:32:48,880 a high level but if it's right underneath it and it's kind of enclosed 378 00:32:47,760 --> 00:32:52,919 then I guess that makes a little bit more sense and then there is no Lighting 379 00:32:51,000 --> 00:32:57,120 in the rear they're not proposing any rear lights well aside from like a 380 00:32:55,080 --> 00:33:03,880 normal light you would buy at Home Depot over your slider you can't model those 381 00:32:59,240 --> 00:33:07,919 twinkle lights or yeah okay yeah okay yeah that was the only thing that I was 382 00:33:05,519 --> 00:33:11,360 that I was noting is that um I mean the overall lighting levels on the site 383 00:33:09,480 --> 00:33:15,360 right are if you average it all out are 027 and that's foot candles and that's 384 00:33:13,880 --> 00:33:20,039 the stipulation with the code that those should not be higher than one so they 385 00:33:17,200 --> 00:33:24,159 are meeting that um 10.3 is kind of bright but if it's at your front door um 386 00:33:22,960 --> 00:33:29,440 I think the applicant could probably make an argument for why it's that 387 00:33:26,480 --> 00:33:34,240 bright at the front door but um that was my one comment is I I had noticed that 388 00:33:31,120 --> 00:33:37,440 kind of higher level of a Max there I think the other benefit is that 389 00:33:36,399 --> 00:33:40,440 it's in the front of the property it's not in the rear I you know I wanted to 390 00:33:39,039 --> 00:33:43,919 make sure it wasn't in the rear property kind of looking into The Shining into 391 00:33:42,200 --> 00:33:49,080 the backyards of the neighbors or anything like that so that was the my 392 00:33:46,279 --> 00:33:54,279 one comment okay so in but in light of it being not a not a typo are you 393 00:33:52,240 --> 00:34:00,080 comfortable with I just want to make sure cuz yeah I mean I don't there there 394 00:33:57,480 --> 00:34:05,240 is no regulation the code that really talks about that max level their average 395 00:34:02,760 --> 00:34:09,200 is meeting the code requirement um I think what we've talked about in the 396 00:34:06,559 --> 00:34:14,879 past on site plans is you know anything over 5 foot candles as often you start 397 00:34:11,119 --> 00:34:20,040 to feel like you're indoors right um so just asking the necessity of that so I 398 00:34:17,639 --> 00:34:24,879 think we would balance that higher level with need for safety um if I don't know 399 00:34:23,679 --> 00:34:28,359 if the applicant wants to speak to that more but that would be that would be my 400 00:34:26,240 --> 00:34:33,639 comment okay so can can we just get to just to make sure we clarify that and if 401 00:34:31,560 --> 00:34:38,280 the applicant wanted to speak to why it's so bright I think i' I'm just going 402 00:34:36,079 --> 00:34:41,800 to infer but I believe it's proximity to the parking lot across the street it's a 403 00:34:39,760 --> 00:34:45,280 pretty you know busy area I think for purposes as was point about the planner 404 00:34:43,480 --> 00:34:48,639 it's specifically over the entrance way so I think that was the limited knowing 405 00:34:47,280 --> 00:34:51,560 that it's supposed to be walkable we're encouraging all that I think it's like 406 00:34:50,280 --> 00:34:54,839 anything else it's just the the front door and it's not extending to the 407 00:34:53,159 --> 00:35:00,359 property line it's it's just over the the front entry okay yeah I think it's 408 00:34:57,839 --> 00:35:04,640 important part it is it's not um it's not transferring any kind of glare or 409 00:35:02,000 --> 00:35:09,400 light levels over the property line so is it like a just a regular porch light 410 00:35:07,079 --> 00:35:14,880 or is it some high intensity outdoor 411 00:35:12,119 --> 00:35:20,200 light it's it is it's a it's an LED light it's 412 00:35:16,440 --> 00:35:25,760 3,000k um I think 15 watts it's the smallest light we could find to model so 413 00:35:23,359 --> 00:35:29,720 it's not it's not like these sodium highlighted lights you see in a it's 414 00:35:27,400 --> 00:35:35,160 like a standard household light over a door okay thank 415 00:35:32,800 --> 00:35:39,320 you so I have a few comments with regards to the subdivision plant that 416 00:35:36,760 --> 00:35:45,320 was submitted um I know there's going to be access easements around the sides of 417 00:35:41,920 --> 00:35:50,079 the buildings to allow the uh homeowners that are located in the center to have 418 00:35:47,680 --> 00:35:54,560 abilities to get to their rear yards but the question was are what if people 419 00:35:52,720 --> 00:35:58,599 install fences are we going to prohibit F uh people from installing fences along 420 00:35:56,599 --> 00:36:02,760 their rear yard are property lines running to the back lot or are they 421 00:36:00,560 --> 00:36:07,760 going to be required to have Gates put in 422 00:36:05,079 --> 00:36:11,480 um the other two with regards to the Subdivision plat are just cleaning up 423 00:36:09,520 --> 00:36:15,720 the easement drawings that were on the plans to eliminate um 424 00:36:16,280 --> 00:36:23,520 crossover uh then with regards to the plan uh there's a minor correction that 425 00:36:21,359 --> 00:36:28,720 has to be done on the tree planting de uh detail and then I was thinking a note 426 00:36:26,240 --> 00:36:32,400 should be added to the plans with regards to that the homeowners are 427 00:36:30,200 --> 00:36:37,040 responsible to maintain the trees on the respective parcel and to replace it if 428 00:36:34,119 --> 00:36:40,119 the tree dies or is taken down um you know if they're going to provide 429 00:36:38,119 --> 00:36:44,400 screening to the neighbors it needs to be maintained for 430 00:36:41,920 --> 00:36:47,800 longevity we have no objection to all those we didn't sorry to interrupt we we 431 00:36:46,440 --> 00:36:52,760 we intend to include those including a note saying no fences you know or to the 432 00:36:50,200 --> 00:36:57,800 extent practicable a gate is necessary private easement rights would also apply 433 00:36:55,599 --> 00:37:02,240 so no one could do that or if somebody it would be A Private Matter between 434 00:36:59,839 --> 00:37:05,839 parties right I'd hate to see one of the Interior homeowners have to try to come 435 00:37:04,200 --> 00:37:10,520 around the back and they can't get through off so we'll add a note to that 436 00:37:07,839 --> 00:37:15,920 effect or emergency responders firemen there may be windows that are 437 00:37:12,839 --> 00:37:19,880 required for fireman access in the rear I don't know I just wanted I want to ask 438 00:37:17,839 --> 00:37:23,640 how is the tree situation normally handled I mean it's these are town 439 00:37:21,760 --> 00:37:27,720 homester There's not going to be an HOA right there's really nobody else we 440 00:37:25,200 --> 00:37:32,040 could put the burden on right these are going to be individual 441 00:37:30,079 --> 00:37:34,920 simple they're going to be individual Lots so they are controlled the only 442 00:37:33,640 --> 00:37:37,920 access easement was just so that if you had a lawn mower or something you wanted 443 00:37:36,640 --> 00:37:41,920 to swing around the back that there was no the people in the middle couldn't mow 444 00:37:39,920 --> 00:37:44,599 their lawn you know it was just that was the the limitation there so it would be 445 00:37:43,079 --> 00:37:48,000 on the proper the respective property on each lot will be responsible well I mean 446 00:37:46,480 --> 00:37:52,920 it's a matter of property right if the easements the access easements are 447 00:37:50,480 --> 00:37:56,720 recorded So is the site plan so the site plan is there it'll be notes on the site 448 00:37:54,800 --> 00:38:00,240 plan if they're not there they're in non-compliance with the site plan the 449 00:37:58,960 --> 00:38:05,560 building department can issue a violation it'll be on file with the city 450 00:38:02,079 --> 00:38:10,520 of Beacon so okay if the easements are recorded for 451 00:38:08,160 --> 00:38:17,079 Access for the adjacent land owner or you know adjacent Town Home Access is a 452 00:38:13,040 --> 00:38:21,599 legal proposition we've taken care of it it should we be doing anything more here 453 00:38:19,400 --> 00:38:25,119 to make to try to avoid this being an issue if I may we've seen we've seen 454 00:38:23,760 --> 00:38:29,000 instances where neighbor where we've installed trees on a neighbor's property 455 00:38:27,319 --> 00:38:31,079 right rather than on our own and then there there's a different set of 456 00:38:30,040 --> 00:38:34,359 responsibilities so there may be agreements like that these are installed 457 00:38:32,920 --> 00:38:38,960 on the property so they will be a site plan condition and enforcable so 458 00:38:36,520 --> 00:38:42,119 neighbor a says tree B fell the building department can say it's on the site plan 459 00:38:40,599 --> 00:38:45,160 you as the owner are responsible for replacing it the only other instance 460 00:38:43,800 --> 00:38:48,119 where you'd have something recorded like that is typically if you're doing it on 461 00:38:46,599 --> 00:38:50,960 someone else's property but you're absolutely right if there was HOA or 462 00:38:49,359 --> 00:38:55,560 other management structures you could do it that way but the site plan is is 463 00:38:52,920 --> 00:38:58,720 another enforcement mechanism for this specific purpose it's not always a 464 00:38:56,920 --> 00:39:01,319 requirement that the trees be maintained but the board has thought that condition 465 00:39:00,400 --> 00:39:04,400 through because of the neighbors comments and are are considering so 466 00:39:03,200 --> 00:39:10,000 we'll be on the site plan and we can note I think we already have noted that 467 00:39:07,480 --> 00:39:10,000 they need to be 468 00:39:15,560 --> 00:39:23,720 replaced let let is going quick no comments no questions on the short form 469 00:39:21,839 --> 00:39:31,040 of the narrative for secret I'm fine thank you okay so we can 470 00:39:28,680 --> 00:39:36,440 make so yeah yeah so next step would be a motion to adopt the secret negative 471 00:39:34,200 --> 00:39:43,319 declaration um and then you can go ahead and open the public hearing open okay 472 00:39:38,680 --> 00:39:43,319 can I have that motion motion I have a 473 00:39:44,000 --> 00:39:52,560 second a second second second okay second yeah okay all in 474 00:39:52,960 --> 00:39:59,319 favor yeah yes get everybody flaged 475 00:39:59,599 --> 00:40:07,839 all right um can I have a motion to re cuz we're reopening this from um the 476 00:40:05,800 --> 00:40:13,040 site plan the site plan Public public hearing but we're also opening the 477 00:40:10,079 --> 00:40:17,640 subdivision and we can do them both simultaneously okay okay so I'll move to 478 00:40:15,480 --> 00:40:22,160 reopen site plan approval on the application as well as open the public 479 00:40:19,880 --> 00:40:27,040 hear reopen the public hearing on site plan approval as well 480 00:40:24,079 --> 00:40:31,960 as opening review on subdivision right or 481 00:40:28,839 --> 00:40:35,200 on the subis right that's your motion second all in 482 00:40:35,880 --> 00:40:39,040 favor good 483 00:40:39,440 --> 00:40:43,839 evening for the record Taylor Palmer I'll keep this very brief as the board 484 00:40:42,599 --> 00:40:46,839 had a good discussion of what we're here for as mentioned we are continuing our 485 00:40:45,520 --> 00:40:50,960 site plan public hearing and also opening the subdivision uh aspect for 486 00:40:48,960 --> 00:40:55,520 these four uh two-story attached Town Homes at 19 uh Henry Street for the uh 487 00:40:53,920 --> 00:40:59,200 record and for the public we did update the notices and all the mailings for the 488 00:40:57,000 --> 00:41:01,720 new public hearing for the subdivision um we did provide a comprehensive 489 00:41:00,520 --> 00:41:05,119 summary of the project at our last meeting but I'll give a quick uh 490 00:41:03,280 --> 00:41:08,640 overview for the benefit of this evening our supplemental submission dated 491 00:41:06,520 --> 00:41:11,760 September 24th uh included additional refinements to that site plan and 492 00:41:09,920 --> 00:41:14,960 Subdivision plat many of the comments uh which you just heard from your board but 493 00:41:13,599 --> 00:41:18,760 specifically the changes from our last meeting is we did update a planting plan 494 00:41:16,520 --> 00:41:23,160 to include seven thua giant uh Green Giant uh trees along the rear property 495 00:41:21,000 --> 00:41:27,319 line uh which would provide screening for neighbors that were previously uh 496 00:41:24,800 --> 00:41:30,760 proposed red Maples uh we did revise the plot to include references to the 497 00:41:28,839 --> 00:41:34,520 drainage easements uh and the proposed lots for underground roof drain pipes as 498 00:41:33,160 --> 00:41:37,760 well as The Pedestrian easements that we just discussed with the board so those 499 00:41:35,880 --> 00:41:42,760 were the the changes responsive to board and member of the public uh that had 500 00:41:39,720 --> 00:41:47,680 spoken at the last meeting so that's thank you thank you um let's just is uh 501 00:41:45,359 --> 00:41:52,960 anyone here from the public for this particular 502 00:41:49,960 --> 00:41:52,960 application 503 00:41:53,720 --> 00:42:01,240 thank Teresa craft since this public hearing was re opened I'll make that 504 00:41:58,720 --> 00:42:05,920 comment um I'm still opposed to this type of housing on Henry Street location 505 00:42:03,800 --> 00:42:08,640 and I don't want to see this type of formula used throughout the rest of the 506 00:42:07,720 --> 00:42:14,000 city of eacon um the neighbors the current 507 00:42:11,079 --> 00:42:20,000 neighbors behind around will be forced to live next to 8 to 20 508 00:42:16,880 --> 00:42:25,200 people and uh this will impact their quality of life but I also want to say 509 00:42:22,319 --> 00:42:30,200 that this could all become airbnbs so you'll have no control over any lighting 510 00:42:27,880 --> 00:42:34,599 noise anything that comes into there I think the city is has like 60s something 511 00:42:32,400 --> 00:42:40,000 registered airbnbs and we all know that there's hundreds throughout the city I 512 00:42:36,520 --> 00:42:40,000 believe this will happen there too thank 513 00:42:40,640 --> 00:42:51,359 you anybody else for the public for this so leave it open we should also 514 00:42:48,240 --> 00:42:55,960 mention the um email comment that you yes yes yes yes 515 00:42:53,079 --> 00:43:01,599 yes there were two okay if you want to yeah sure so um 516 00:42:59,079 --> 00:43:06,960 the board did also receive uh by way of public comment uh written comment sent 517 00:43:04,480 --> 00:43:14,200 to Mercedes press who circulated to the board members from the neighboring 518 00:43:08,960 --> 00:43:19,599 property owner at 21 Henry Street um and the the the comments are part of the 519 00:43:16,760 --> 00:43:25,079 record but um essentially I think the the main gist of the comment was uh 520 00:43:22,720 --> 00:43:28,359 discussing the the setback between the two properties 521 00:43:29,480 --> 00:43:34,520 thank you let's just go around the board real quick s 522 00:43:35,960 --> 00:43:41,440 that I I don't really have any comments you on what I said before we open the 523 00:43:39,880 --> 00:43:46,760 hearing so you know I have to tell you I had a 524 00:43:43,880 --> 00:43:54,839 belated thought but this may not be uh relevant that if the uh Paving was used 525 00:43:51,440 --> 00:43:59,240 pavers like decorative pavers with the infiltration instead of asphalt that it 526 00:43:57,520 --> 00:44:03,280 might improve the ability one of the problems one of the things that's going 527 00:44:00,319 --> 00:44:07,960 to impact this visually and probably the reaction to it is the fact that there'll 528 00:44:04,839 --> 00:44:17,280 be uh a bunch of curb cuts and driveways in an area now that just has one uh and 529 00:44:12,839 --> 00:44:22,359 um that was one way to make it lessen the visual impact but I I'm not that 530 00:44:21,079 --> 00:44:27,480 committed to it I think it' be an improvement and I would I would do it if 531 00:44:23,800 --> 00:44:27,480 I it was my project 532 00:44:28,240 --> 00:44:35,319 um so just in in regard to that public comment that we received via email if I 533 00:44:32,880 --> 00:44:41,119 remember the gist of it the concern was that the uh distance between the new 534 00:44:37,720 --> 00:44:46,200 development and the adjacent property to the east I think right M was there 535 00:44:43,880 --> 00:44:53,160 anything I mean we've gone through the required setbacks and the site plan no 536 00:44:49,000 --> 00:44:53,160 they are zoning compliance yeah so 537 00:44:53,400 --> 00:44:59,599 yeah that's it that's it that's all I have thanks I don't have any any other 538 00:44:57,520 --> 00:45:03,800 comments that the only thing that's different is that it's a subdivision 539 00:45:01,800 --> 00:45:10,319 approval this week I feel like we we review the design issues to date and um 540 00:45:08,200 --> 00:45:15,319 so I have no further comments okay thank you and just going back anyone else from 541 00:45:13,599 --> 00:45:19,160 the public want to make any comments on this at 542 00:45:16,760 --> 00:45:25,760 all okay so at this point we can close the public hearing give a motion motion 543 00:45:23,079 --> 00:45:30,319 to going back to close the site plan public hearing site 544 00:45:28,599 --> 00:45:39,079 plan and the subdivision public site plan and the subis subdivision public 545 00:45:33,880 --> 00:45:44,559 hearing seconded by Len all in favor I I okay 546 00:45:41,440 --> 00:45:51,000 now next step would be to direct my office to prepare uh a resolution for 547 00:45:47,359 --> 00:45:59,510 your next meeting have that motion motion second second all in favor I I 548 00:45:55,320 --> 00:45:59,510 [Music] 549 00:46:03,800 --> 00:46:12,359 okay now now we're done with with 1900 move 550 00:46:09,280 --> 00:46:17,319 on to the next agenda we're done make I'll sit down for a second right 551 00:46:15,599 --> 00:46:23,400 okay I'll be right back I'll be right back all right we move on to item number 552 00:46:19,800 --> 00:46:23,400 two Contin 553 00:46:24,440 --> 00:46:31,440 review Contin review of application for site plan and subdivision approval mixed 554 00:46:29,079 --> 00:46:36,680 use commercial and residential 45 beatman Street High Street and High 555 00:46:33,880 --> 00:46:42,440 Street submitted by beakman Art Center LLC and Bay Ridge Studios LLC hello 556 00:46:40,680 --> 00:46:45,599 again good evening again acting chairman for the record uh Taylor Palmer with the 557 00:46:44,160 --> 00:46:49,640 law firm of c and fader on behalf of the applicant uh tonight I am joined by our 558 00:46:47,760 --> 00:46:52,720 project architect ra seagull whose anniversary is tonight oh happy 559 00:46:51,160 --> 00:46:56,359 anniversary right we always join each other on Valentine's Day and 560 00:46:54,319 --> 00:47:01,440 anniversaries it's it's becoming too much um AR I don't know where we're 561 00:46:57,880 --> 00:47:06,800 going tonight but I guess um myam um our project engineer is 562 00:47:04,599 --> 00:47:10,880 Justin dates U of cers and Rich de Andrea also from cers for our traffic 563 00:47:08,599 --> 00:47:14,000 consultant so um uh as the board is aware at our September 10th meeting uh 564 00:47:12,680 --> 00:47:18,440 the planning board referred this to the ARB subcommittee uh for the review and 565 00:47:16,319 --> 00:47:23,119 our architect met with that committee uh yesterday uh to review the project in 566 00:47:20,319 --> 00:47:26,760 Greater detail uh to assist the ARB and its review our most recent submission uh 567 00:47:25,720 --> 00:47:31,200 some of the pretty pictures that are up on on the screen uh included some 568 00:47:29,079 --> 00:47:34,520 additional photo realistic renderings uh that included views of the 569 00:47:33,359 --> 00:47:38,760 project from beakman Street and High Street uh and now shows a Stairway at 570 00:47:37,280 --> 00:47:42,359 the end and of course Arya will walk through uh some of these details uh at 571 00:47:41,240 --> 00:47:45,640 the end of High Street Building on to beakman that was one of the requests 572 00:47:43,559 --> 00:47:48,599 from the board uh in our discussion and we also have the route 9d with City Hall 573 00:47:47,319 --> 00:47:52,200 in the background some of the renderings you'll see tonight have also been 574 00:47:49,839 --> 00:47:56,119 enhanced further to also represent uh other development in the area including 575 00:47:53,839 --> 00:47:59,319 the view uh Beacon views excuse me West End lofts uh and some of the other 576 00:47:58,119 --> 00:48:03,960 development in the quarter and we're going to start to work on the other side 577 00:48:00,720 --> 00:48:07,160 of uh of 90 as well the renderings were designed to demonstrate how the 578 00:48:05,079 --> 00:48:10,240 buildings are intended to relate to the existing buildings in the surrounding 579 00:48:08,800 --> 00:48:15,440 area and the use of their materials proportions and scale uh as well so as 580 00:48:13,160 --> 00:48:19,640 ra will show you all in just a minute again as I mentioned we did update uh 581 00:48:17,559 --> 00:48:23,359 you know the visuals to include uh some of those additional development in the 582 00:48:21,240 --> 00:48:28,720 area our submission also included an updated inii report and Landscaping plan 583 00:48:26,480 --> 00:48:33,760 uh as well as a parking memo uh that was updated by Mr Deandrea the inii report 584 00:48:31,640 --> 00:48:37,000 confirms that uh the site observations and testing have not revealed storm 585 00:48:35,559 --> 00:48:40,920 water connections to the city's sanitary sewer system um and as Justin we riew 586 00:48:39,440 --> 00:48:44,480 with the board in a minute the updated Landscaping plan demonstrates that the 587 00:48:42,520 --> 00:48:48,119 project has been refined to try and response to the board comments and 588 00:48:46,160 --> 00:48:52,680 surrounding streetscape uh to enhance the visitor experience so I'll let those 589 00:48:50,599 --> 00:48:57,760 guys talk about the specific updates and then Rich will um briefly 590 00:48:55,280 --> 00:49:02,480 speak to uh the parking memorandum which was adjusted to reflect the city's new 591 00:48:59,720 --> 00:49:07,640 parking regulations that were adopted uh and how the property still complies with 592 00:49:04,920 --> 00:49:11,079 those um regulations now it wouldn't be an anniversary I didn't hop on my soap 593 00:49:09,040 --> 00:49:13,680 boox for a minute here um and say one thing while the acting chairman is here 594 00:49:12,440 --> 00:49:17,680 Mr chairman is probably going to watch this at home um I did just want to 595 00:49:15,760 --> 00:49:21,640 quickly note a few things um the renderings and our detailed submissions 596 00:49:19,319 --> 00:49:24,720 have been just that detailed we've made a lot of effort to date uh including 597 00:49:23,400 --> 00:49:28,480 voluntarily approaching the New York State DOT for additional approvals 598 00:49:26,839 --> 00:49:33,440 exemplary of the applicant's ongoing commitment to constructing the best 599 00:49:30,200 --> 00:49:37,240 project possible uh our efforts reveal a clear intention to give the property new 600 00:49:35,359 --> 00:49:40,640 life and create a new opportunity for the city's downtown area while certain 601 00:49:39,319 --> 00:49:44,359 comments at the planning board's meeting last month May downplay these efforts 602 00:49:42,960 --> 00:49:47,880 these comments did not fairly provide a reasonable context for what the 603 00:49:45,839 --> 00:49:51,200 application is proposing here and the vision that was set forth in the city's 604 00:49:49,280 --> 00:49:54,680 comprehensive planning documents and has been meticulously detailed in our prior 605 00:49:52,920 --> 00:50:00,000 submissions to say that those first renderings have uh a evolved over a 606 00:49:57,240 --> 00:50:04,200 series of months is to that excuse me to say first issue renderings that have 607 00:50:02,640 --> 00:50:07,599 evolved over a series of months is a missed opportunity ignores the reality 608 00:50:06,200 --> 00:50:11,200 of the situation the applicant finds itself in the only missed opportunity 609 00:50:09,799 --> 00:50:14,920 would be if the applicant didn't breeve new life into this site this 610 00:50:12,799 --> 00:50:18,520 underutilized property the applicant is creating a new opportunity at this site 611 00:50:17,200 --> 00:50:23,000 one that the developers and the prior owners couldn't achieve he's working 612 00:50:21,079 --> 00:50:27,040 with the New York State Department of of of transportation to take back what 613 00:50:24,880 --> 00:50:31,040 urban renewal took away to give that back through reimagining 614 00:50:28,880 --> 00:50:34,760 re-engineering this prominent Corner that has been seen uh multif family 615 00:50:33,240 --> 00:50:39,960 development all around it including new city hall and the fire department uh the 616 00:50:37,880 --> 00:50:43,280 project is and will create opportunities to realize these Visions set forth in 617 00:50:41,480 --> 00:50:47,799 your comprehensive plan and is to create linkages to Main Street and the train 618 00:50:44,760 --> 00:50:51,960 station we hear the words iconic and we think of Taj Mahal the Eiffel Tower Big 619 00:50:50,160 --> 00:50:57,319 Ben the Empire State Building those are iconic buildings well this project and 620 00:50:54,960 --> 00:51:03,599 the beacon architect I should say remain committing to making this big little 621 00:51:00,119 --> 00:51:07,680 Beacon or beak Empire State Building um it's made by beaconites for beaconites 622 00:51:05,599 --> 00:51:10,839 and most importantly it's been designed and refined throughout this process and 623 00:51:09,200 --> 00:51:14,319 we're by no means done but I think it's important to address those comments 624 00:51:12,400 --> 00:51:17,520 because this project is continually committed to it and we want to make sure 625 00:51:16,079 --> 00:51:24,599 it gets there we know the ARB just got its hands into it but we thought it was 626 00:51:19,240 --> 00:51:24,599 important to address that thank you 627 00:51:39,319 --> 00:51:48,040 good evening so um yeah I just wanted to mention that we had a a very good and 628 00:51:45,559 --> 00:51:52,880 productive meeting with uh Natalie in the ARB subcommittee yesterday um that 629 00:51:50,960 --> 00:51:57,240 there was you know specific recommendations that we're looking at 630 00:51:54,760 --> 00:52:02,559 incorporating into the design um we we're also re visiting the 631 00:51:59,400 --> 00:52:05,720 connection at the um just get the landscape drawing up 632 00:52:08,280 --> 00:52:18,880 here at at the corner of um 90 and beakman where and and I I spoke to 633 00:52:15,680 --> 00:52:23,839 Justin about it uh this morning and we think we have a way to approach that so 634 00:52:21,559 --> 00:52:27,720 we we can connect that corner and and the plaza there to the corner of the 635 00:52:25,599 --> 00:52:30,680 building and um you know make make that work 636 00:52:28,680 --> 00:52:36,559 better um and then basically on once the design 637 00:52:33,680 --> 00:52:43,400 is updated um we'll go back to the ARB and continue to you know work out the 638 00:52:39,160 --> 00:52:49,599 details on that end um I just show you updated renderings that as Taylor 639 00:52:46,720 --> 00:52:54,960 mentioned has a little bit more context um in that connection can I interrupt 640 00:52:51,720 --> 00:53:00,480 you and ask a question real quick it um those rendies uh 641 00:52:57,599 --> 00:53:04,559 on sheet five towards the bottom we've got 642 00:53:01,359 --> 00:53:11,760 elevations on the building um 643 00:53:06,960 --> 00:53:17,040 yeah and if you zoom in the the bottom line is the corner feature on both of 644 00:53:14,000 --> 00:53:22,359 the buildings is different on that elevation than it is 645 00:53:19,319 --> 00:53:27,520 on the the the renderings that follow the diff you know whether it's a pointy 646 00:53:24,200 --> 00:53:33,119 top Tower or whether it's a glass yeah I have my little uh caveat note on 647 00:53:30,240 --> 00:53:37,839 the bottom of the page there that that that was just really intended to show 648 00:53:34,680 --> 00:53:42,920 the scale of the um the the building as as the you know as you see it cut 649 00:53:40,960 --> 00:53:49,640 through the sidewalk so okay the one in the rendering is what you're on right 650 00:53:44,839 --> 00:53:49,640 now yeah okay that was the question 651 00:53:49,799 --> 00:53:57,680 yeah um yeah so the the these this version of 652 00:53:55,680 --> 00:54:03,000 the renderings with the to additional contexts were not submitted um but we 653 00:54:00,160 --> 00:54:08,040 did review those yesterday and you know they they do show the buildings with 654 00:54:05,559 --> 00:54:11,960 some of the other developments around and and maybe just for people who 655 00:54:09,640 --> 00:54:15,839 weren't who didn't have the context to the comment you were talking about was 656 00:54:13,319 --> 00:54:20,880 to to make the arcade accessible from the corner of beakman and 9d and that 657 00:54:17,960 --> 00:54:25,000 Plaza area were right so that there's a a good pedestrian access to try to get 658 00:54:22,960 --> 00:54:29,559 that space yeah and and and that that's what I uh spoke with um Justin about 659 00:54:27,440 --> 00:54:33,559 today we we're trying to figure out a way to work with the grading cuz it's a 660 00:54:31,480 --> 00:54:39,160 little difficult over there it's the dot property there's some uh utilities under 661 00:54:36,720 --> 00:54:43,760 there but we I I think we came up with an with an approach and then that 662 00:54:41,319 --> 00:54:47,799 that'll be shown on the next submission um just a quick question when you say 663 00:54:46,040 --> 00:54:51,559 utilities is that are there like manhole covers that you would have to extend I 664 00:54:49,760 --> 00:54:57,720 that sort of thing there pipes under there 665 00:54:53,400 --> 00:55:02,720 or there's existing uh storm motor sewer come through like so you'd have to build 666 00:54:59,480 --> 00:55:07,040 a structure to there's no no structures or Ties That proposed it's just there's 667 00:55:04,480 --> 00:55:11,880 existing pipes there that are roughly I believe like 10 ft down so we're really 668 00:55:09,520 --> 00:55:14,799 trying to minimize any more fill that we would put over top of that then it's not 669 00:55:13,319 --> 00:55:19,520 so because there's two things that I thought of which I I'm just is that if 670 00:55:17,640 --> 00:55:23,920 there is a roadway it requires different fill and it then for the building right 671 00:55:22,680 --> 00:55:27,520 they require structural fill or something right if you put a on-ramp 672 00:55:25,720 --> 00:55:32,079 there you don't want to do that it's not part of your scope I'm 673 00:55:29,559 --> 00:55:36,920 assuming or they or the city would the state would have to do that later the 674 00:55:33,280 --> 00:55:42,400 other issue would be the um uh uh you'd be doing work on state 675 00:55:39,960 --> 00:55:46,319 property right that you'd have to get the approval and go through State 676 00:55:43,880 --> 00:55:50,960 approval process because I I think it's a big I personally it's it's an 677 00:55:48,920 --> 00:55:54,599 opportunity and I'm I just want to find out how difficult it is to to take 678 00:55:53,400 --> 00:56:01,680 advantage of it yeah so two two things so as far as 679 00:55:58,839 --> 00:56:06,240 the the future T Lane and the sketch that we showed several several months 680 00:56:03,720 --> 00:56:10,079 ago we looked at that actually today just to see how that would fit with what 681 00:56:07,799 --> 00:56:14,280 we're talking about on the corner now it would work went have to massage it a 682 00:56:12,680 --> 00:56:17,520 little bit and just make sure that it works now and works in the future if 683 00:56:16,000 --> 00:56:22,200 that ever that right turn Lan does go ahead um but there's plenty of room to 684 00:56:19,880 --> 00:56:27,559 do all that um and we'll show that sketch just probably next month um the 685 00:56:26,520 --> 00:56:31,720 other piece that you're talking about about can you use that area for to do 686 00:56:29,799 --> 00:56:36,559 these things and what does the do would need because it's on their property uh 687 00:56:33,799 --> 00:56:41,480 it's it's all doable from what I see um it's mostly just Hardscape kind of 688 00:56:38,559 --> 00:56:44,599 sidewalk type treatments right so and Landscaping all those things to 689 00:56:43,240 --> 00:56:48,319 typically allows in there right away it's when you get into larger structures 690 00:56:46,760 --> 00:56:53,079 where and and more permanent structures that you have more of an issue right so 691 00:56:50,599 --> 00:56:57,359 um I think we'll have to go through an approval process with do for this 692 00:56:54,839 --> 00:57:01,119 obviously but from what I see in my opinion it's all it's all doable and 693 00:56:59,359 --> 00:57:03,880 typical for stuff that can be done in the do right away because I I I I don't 694 00:57:03,000 --> 00:57:07,160 want to suggest something that's impossible to do sure but I think 695 00:57:05,720 --> 00:57:10,920 there's a public interest and I think the state might want to help in some way 696 00:57:09,359 --> 00:57:16,160 in order to make that part of their easement and that part of the city plan 697 00:57:13,520 --> 00:57:22,039 more publicly accessible that broader area to allow for that uh turning lane 698 00:57:18,680 --> 00:57:27,760 later and also the the the the um pedestrian connection up 90 right 699 00:57:25,119 --> 00:57:33,680 towards the bridge to still be continuous and uh and pleasant you know 700 00:57:30,559 --> 00:57:38,200 to improve the the the The Pedestrian experience in that whole area and if 701 00:57:36,839 --> 00:57:42,359 there's a way to plan it out where you're not because I understand like 702 00:57:39,680 --> 00:57:45,920 trying to avoid engaging other agencies and other things that's that's 703 00:57:43,640 --> 00:57:50,200 completely understandable and and also things that you don't have approval for 704 00:57:47,200 --> 00:57:54,520 you can't get right if if you don't that that's understandable as well but I 705 00:57:51,799 --> 00:58:01,480 think we should really try if we can to make that portion of the Street uh um uh 706 00:57:59,960 --> 00:58:06,760 because the turning lane may not ever happen so that in both uh scenarios 707 00:58:04,520 --> 00:58:11,559 either there is an ATT turning lane or if there is ATT turning lane that that 708 00:58:09,000 --> 00:58:15,680 The Pedestrian experience isn't sort of a precarious forgotten No Man's Land 709 00:58:13,920 --> 00:58:20,480 right right absolutely yeah I think that makes total sense and the idea would 710 00:58:18,319 --> 00:58:25,000 also be that if the right turn lane did happen that you're not reconstructing 711 00:58:22,400 --> 00:58:28,119 the entire thing also right right I'm not you know I don't think anybody wants 712 00:58:26,359 --> 00:58:34,119 to do unreasonable things but you don't want to preclude improvements later 713 00:58:31,280 --> 00:58:39,799 right or a better situation later or you don't want to take advantage of the 714 00:58:35,760 --> 00:58:45,400 opportunity now if if if uh uh there's uh um ways for Street improvements to be 715 00:58:43,599 --> 00:58:51,400 funded you know that aren't you know necessarily your your area of 716 00:58:48,400 --> 00:58:51,400 responsibility 717 00:58:54,640 --> 00:59:00,799 okay yes I think I think that's sort of the update on the uh on the design end 718 00:58:59,240 --> 00:59:06,760 so we're we're we're going to work on those items um and and you know 719 00:59:03,599 --> 00:59:12,559 definitely work on weaving that corner together um and then we'll be back with 720 00:59:09,680 --> 00:59:16,920 more next month and back to the uh ARB as 721 00:59:13,920 --> 00:59:16,920 well 722 00:59:21,599 --> 00:59:28,480 thanks business I think I was just going to give an update on the just the the 723 00:59:26,440 --> 00:59:33,240 parking memo and and some other updates on dot that we didn't talk about so um 724 00:59:31,280 --> 00:59:37,319 we did we were asked last month to provide just the an updated parking 725 00:59:35,680 --> 00:59:43,440 analysis based on the changes that were done in the uh the change the adopted 726 00:59:39,839 --> 00:59:46,599 the new adopted parking code um so we went through that uh it doesn't 727 00:59:44,760 --> 00:59:51,799 drastically change the anything in the analysis necessarily but really the code 728 00:59:49,000 --> 00:59:56,680 now specifies that the parking standards that are in the code are now a maximum 729 00:59:53,839 --> 01:00:01,559 parking standard for the for the site um so when you look at that now the 109 730 00:59:59,720 --> 01:00:06,720 spaces that were required before are now the 109 spaces that are now a maximum um 731 01:00:04,920 --> 01:00:11,119 we then you know still did our shared parking analysis that was done before 732 01:00:08,440 --> 01:00:14,920 it's the same analysis um at the end of the day we're still looking at 88 733 01:00:12,640 --> 01:00:18,400 parking spaces uh being what we feel is the appropriate number of parking spaces 734 01:00:16,839 --> 01:00:23,880 doesn't take any credit for the proximity of the train station 735 01:00:21,640 --> 01:00:27,359 bike usage any of that it's just straight parking shared parking analysis 736 01:00:26,000 --> 01:00:32,760 based on utilization of the different uses at different times of the day so um 737 01:00:30,799 --> 01:00:37,920 that we we kind of feel that 88 parking spaces is still the appropriate number 738 01:00:34,200 --> 01:00:40,799 of parking spaces for the site um and then just to give you an update on a 739 01:00:39,079 --> 01:00:44,760 couple other things on the dot end of things so we had been talking about for 740 01:00:42,799 --> 01:00:50,039 a couple months having a call with DOT we finally were able to make that happen 741 01:00:46,640 --> 01:00:54,839 about two weeks ago um there's we're still waiting for some formal feedback 742 01:00:52,400 --> 01:00:58,400 from them after that which we were hoping to have before this meeting but 743 01:00:56,119 --> 01:01:03,119 we haven't received yet um couple things that came out of that uh generally dot 744 01:01:00,839 --> 01:01:07,000 was in favor of the timing and phasing modifications that were recommending for 745 01:01:04,640 --> 01:01:10,920 the intersection um but one thing that I did find out that wasn't was new 746 01:01:08,440 --> 01:01:14,720 information to me was that the state actually has an Adaptive traffic signal 747 01:01:12,680 --> 01:01:21,359 Software System that's in play at that intersection and going up 9d um it's not 748 01:01:19,039 --> 01:01:26,559 functioning at the moment but it's it's it's installed so they're working on 749 01:01:23,960 --> 01:01:30,240 getting that functioning um so that may change things a little bit so they were 750 01:01:28,359 --> 01:01:35,039 going to give us some feedback on that uh when they provided their written 751 01:01:31,880 --> 01:01:38,680 comments um the other thing that they did note is that there is no adaptive 752 01:01:37,079 --> 01:01:41,799 traffic signal software at the Main Street intersection so that may be 753 01:01:40,240 --> 01:01:47,520 something that they're looking at as well and I'm not sure if you guys know 754 01:01:43,480 --> 01:01:50,880 what adaptive is okay I so just to to to step back on that so adaptive traffic 755 01:01:49,079 --> 01:01:54,240 signal software is is it's an additional software that gets added onto the 756 01:01:52,240 --> 01:01:59,559 traffic signal controller that really allows the signal to better adapt to 757 01:01:56,839 --> 01:02:02,319 surges in traffic right so specifically you think about the train station when 758 01:02:00,799 --> 01:02:06,799 you got a surge of traffic coming out of the train station the the signal can 759 01:02:04,920 --> 01:02:11,039 actually learn that over time so every day at 5:15 the train comes and there's 760 01:02:09,359 --> 01:02:15,880 a surge of traffic the signal can learn that over time and be ready to adjust 761 01:02:13,520 --> 01:02:21,079 for that ahead of time and it look can also communicate with other signals that 762 01:02:18,079 --> 01:02:25,400 have this software um along the corridor and help to move traffic through the 763 01:02:22,720 --> 01:02:28,760 corridor to get is it video there's already video out there if you look out 764 01:02:27,000 --> 01:02:33,720 there there's a camera looks like a a bell camera um so that there is video 765 01:02:31,520 --> 01:02:38,000 that's involved um and that's just the the detection portion of it and then 766 01:02:36,039 --> 01:02:43,319 this is just a like it's almost like an AI software it's not exactly that but 767 01:02:40,119 --> 01:02:49,319 it's kind of like that um that is in the controller and and really functions as a 768 01:02:46,680 --> 01:02:54,640 addition on top of what is typically done is like a a Time based timings 769 01:02:52,920 --> 01:03:00,119 right so at this time of the day we're going to run 30 seconds on this one pH 770 01:02:57,920 --> 01:03:05,799 phase this one approach and 20 seconds on the other approach right now with the 771 01:03:03,279 --> 01:03:10,000 Adaptive there really isn't necessarily a timing that's associated with it this 772 01:03:08,079 --> 01:03:15,440 this the program has the ability to just kind of modify things with in within 773 01:03:12,000 --> 01:03:19,440 some parameters really on the fly as uh traffic surges change on different 774 01:03:17,119 --> 01:03:23,720 movements and approaches and is that all the way up to the bridge lights it goes 775 01:03:22,039 --> 01:03:27,480 all the way up to the bridge lights yes now again I don't I don't think any of 776 01:03:25,599 --> 01:03:33,200 it functioning at the moment but they do have it in 777 01:03:29,440 --> 01:03:36,839 play I would agree not lately no I I wonder if it's similar they have in tall 778 01:03:35,160 --> 01:03:43,880 buildings elevator Banks they have similar demand managementof very similar 779 01:03:40,119 --> 01:03:48,000 right similar idea right so so that that was something that was that was that I 780 01:03:45,440 --> 01:03:52,960 had not was not aware of until we had that call um so that'll be part of all 781 01:03:50,359 --> 01:03:59,400 part of what we're doing here um we did discuss the know the future 782 01:03:55,520 --> 01:04:03,599 right turn lane uh do is in favor of it they we told them look it's not part of 783 01:04:01,240 --> 01:04:08,720 our proposal for this project do indicated they have no Monies to do it 784 01:04:05,680 --> 01:04:11,200 themselves so it's just kind of a how do we get that accomplished in the future 785 01:04:10,000 --> 01:04:18,319 if that's something that the city wants to see um and then lastly you know we've 786 01:04:16,039 --> 01:04:23,079 been talking about the land acquisition um for the frontage there dot is just 787 01:04:20,599 --> 01:04:29,319 going through a detailed review now of um their in internally of of that right 788 01:04:27,079 --> 01:04:34,079 away that we're looking to acquire um and once that's complete they'll let us 789 01:04:32,319 --> 01:04:37,720 know that everything's good and then it'll have it has goes through a process 790 01:04:35,760 --> 01:04:41,440 up in up in Albany so there's some still some work to be done there but it is in 791 01:04:40,160 --> 01:04:45,400 in the process how long does that process take 792 01:04:43,760 --> 01:04:50,799 Rich once you come to Aly well we started that when we start that in 793 01:04:48,039 --> 01:04:55,240 August Yeah well yeah but when we made the 794 01:04:51,520 --> 01:05:00,839 last June maybe yeah so we had a call with another call with them in August is 795 01:04:56,680 --> 01:05:05,240 what it was um it's probably close to a year by the time we're said and done 796 01:05:05,680 --> 01:05:12,920 so thank you so Ken worstead from kraton Manning 797 01:05:11,079 --> 01:05:17,079 wanted me to know he's not here tonight obviously but um he is reviewing the 798 01:05:14,920 --> 01:05:22,279 shared the updated shared parking memo that was provided by colar um and he'll 799 01:05:19,440 --> 01:05:25,920 have updated comments for the board on that and also Randall your microphone is 800 01:05:24,200 --> 01:05:32,079 off that's from 801 01:05:28,279 --> 01:05:35,680 Pete I about the uh parking study I was I thought it'd be really uh informative 802 01:05:34,160 --> 01:05:42,920 everybody that works so hard I know the council work Forever on this new parking 803 01:05:38,240 --> 01:05:46,640 and it's um it's really useful for uh to get the feedback of what the actual 804 01:05:44,640 --> 01:05:51,039 effect of it was what what changed you know from the studies what was what was 805 01:05:49,440 --> 01:05:55,079 uh what the requirements were with the old code and what they are now this is 806 01:05:53,000 --> 01:05:57,920 like a perfect example if it probably wouldn't be that tough you probably have 807 01:05:56,359 --> 01:06:03,640 the numbers in the back of a legal pad or something of like how how your design 808 01:06:01,559 --> 01:06:08,000 changed because of the code the new parking regulations and also how it 809 01:06:06,520 --> 01:06:12,680 affects you know then you could extrapolate how it would affect uh 810 01:06:10,119 --> 01:06:17,520 parking supply and demand going forward for other developments right yeah I mean 811 01:06:15,480 --> 01:06:23,640 for this specific development I don't know that it really changed much right 812 01:06:20,640 --> 01:06:29,000 because the standards kind of went from a minimum to a maximum oh got okay right 813 01:06:26,880 --> 01:06:32,000 when you get to other and I'm sure we'll talk about this on other projects going 814 01:06:30,359 --> 01:06:37,000 forward when you get to other areas of the city where you have a minimum and a 815 01:06:33,960 --> 01:06:41,720 maximum that's that are both identified right now you have to fall within that 816 01:06:38,599 --> 01:06:46,520 that range and we have to really show how we think that the number we come up 817 01:06:44,240 --> 01:06:50,119 with is the number right then it's up to you guys to 818 01:06:47,720 --> 01:06:54,200 decide what's the were you seeking you were seeking a waiver under a prev right 819 01:06:52,760 --> 01:06:59,799 cuz you weren't meeting the minimum before there wasn't ly we were 820 01:06:56,880 --> 01:07:04,520 requesting a waiver for the reduction parking from the 109 to the 88 based on 821 01:07:02,400 --> 01:07:07,640 shared parking and so now you no longer have to I mean that would be a change 822 01:07:05,920 --> 01:07:11,559 you didn't change your design but you no longer have to seek a waiver for that 823 01:07:09,599 --> 01:07:16,920 but it is still the planning board's decision so it's they're allowed to have 824 01:07:13,880 --> 01:07:20,520 a maximum of 109 spaces right but they're presenting that 88 is the right 825 01:07:19,000 --> 01:07:24,000 number but ultimately that's your decision whether 88 is the right number 826 01:07:22,319 --> 01:07:27,920 or not I think to that point it would be helpful I you know I I understand like 827 01:07:26,200 --> 01:07:32,039 the use of it standards and the shared parking agreement but I think it would 828 01:07:29,400 --> 01:07:37,000 be helpful for the board to understand how those 88 spaces will be managed 829 01:07:34,680 --> 01:07:42,160 right so you have 64 apartment units just under 15,000 ft of commercial so 830 01:07:39,319 --> 01:07:49,039 like is the intent to advertise these units as one car space per unit right so 831 01:07:46,599 --> 01:07:52,920 that's 64 and then the other 22 spaces are going to be dedicated to employees 832 01:07:50,520 --> 01:07:57,160 of the commercial space or where will visitors you know like just to how it's 833 01:07:55,799 --> 01:08:02,640 a little bit down the line I think in thinking about operation but um how you 834 01:08:01,119 --> 01:08:07,640 intend for that to like actually function you know on once this building 835 01:08:04,760 --> 01:08:12,079 yeah I think we we can we can talk to you know our client about that a little 836 01:08:09,160 --> 01:08:16,239 bit more um but the way that shared parking works right now is it assumes 837 01:08:13,839 --> 01:08:19,080 that all the spaces are shared between the residential and Commercial so that 838 01:08:17,560 --> 01:08:23,440 you don't plan to mark them at all in terms of these are residential yeah 839 01:08:21,359 --> 01:08:26,839 they're just first come first serve cor okay um and then the other piece think 840 01:08:25,719 --> 01:08:30,080 in terms of like I don't know if the board has questions about the 88 but if 841 01:08:28,640 --> 01:08:34,560 we start to get there I think the other aspect in the new zoning code um is 842 01:08:32,759 --> 01:08:38,839 looking a little bit more away from the standard it standards and then instead 843 01:08:36,560 --> 01:08:43,199 trying to reference local developments right so if you see other residential 844 01:08:41,159 --> 01:08:46,920 units at these price points that are currently functioning what's the actual 845 01:08:45,520 --> 01:08:49,960 utilization rate that they're seeing in their parking facility there you know I 846 01:08:48,640 --> 01:08:53,520 think that kind of information will be helped especially if you can find 847 01:08:51,120 --> 01:08:57,279 something approximate to the train station to show okay these two bedroom 848 01:08:55,239 --> 01:09:03,080 unit are actually only using one point whatever space per unit and I think that 849 01:08:59,960 --> 01:09:06,400 would be a helpful comparison wait flip side of the coin here um precisely 850 01:09:05,199 --> 01:09:10,359 because we're this close to the train station 10 or 15 years ago I used to be 851 01:09:08,679 --> 01:09:14,640 able to like Drive I forget the name of the street but like four blocks up the 852 01:09:12,440 --> 01:09:17,719 street from the train station and park and tons of people were doing it and 853 01:09:16,080 --> 01:09:22,440 then finally one day the city came in and expanded the 2hour only or 4H hour 854 01:09:20,359 --> 01:09:26,239 only whatever it is parking sign so you couldn't do that anymore if you're not 855 01:09:24,799 --> 01:09:29,120 doing something to restrict two parks there how are you going to keep people 856 01:09:27,400 --> 01:09:32,359 from me from parking like me from parking in your parking lot and 857 01:09:30,640 --> 01:09:35,640 commuting on the train well there's still going to yeah 858 01:09:34,239 --> 01:09:41,480 there's still going to be no parking signs for like nonusers I'm sure you 859 01:09:39,000 --> 01:09:45,080 know if you like if any other owner of a property if they saw somebody parking 860 01:09:43,159 --> 01:09:49,600 there and walking clearly walking to the train station you would go have that car 861 01:09:47,120 --> 01:09:54,480 car tow right so um if you tried to get a car tow in the city of 862 01:09:51,640 --> 01:09:57,760 be they won't the tow companies don't want to tow unless they're a tiet on 863 01:09:56,000 --> 01:10:01,760 there and a police officer directing to they're concerned about getting charged 864 01:09:59,719 --> 01:10:06,679 with auto theft literally I had a car stuck on my in my driveway I couldn't 865 01:10:04,520 --> 01:10:06,679 get 866 01:10:08,280 --> 01:10:14,360 Toad I I don't want to get too far ahead of probably going to buy a lot of those 867 01:10:13,000 --> 01:10:18,040 stickers that they stick right on the driver side window and take forever to 868 01:10:16,000 --> 01:10:23,440 get off I know that my landlord used to do that and it works very 869 01:10:20,440 --> 01:10:27,120 well the new city and orange can't get that off with Gooby gone or anything 870 01:10:24,840 --> 01:10:30,880 those things stay on there forever but we'll we'll look at 871 01:10:29,120 --> 01:10:33,880 seriously we'll look into that whether it's enforcement you know whether it's 872 01:10:32,480 --> 01:10:36,239 they have to be out there and you know monitoring but it's it is private 873 01:10:35,360 --> 01:10:39,320 they're going to want their commercial tenants to be right functional and 874 01:10:38,000 --> 01:10:43,640 usable and yeah I just I I know for a fact this 875 01:10:41,960 --> 01:10:47,520 has been an issue with anything that's walkable to that train station I 876 01:10:48,080 --> 01:10:54,920 mean yeah I I I can go quickly over the comments cuz I think um I really only 877 01:10:53,360 --> 01:10:58,000 commented on kind of architecture and Design 878 01:10:56,120 --> 01:11:01,440 and then the kind of streetscape landscaping improvements and I think 879 01:10:59,880 --> 01:11:07,760 we're trying to nail that down before we go deeper into into the other design 880 01:11:04,199 --> 01:11:14,199 aspects so um I think the main my main two points 1 a and 1 B have kind of been 881 01:11:10,080 --> 01:11:18,760 touched on um it's really focusing on as it should be I think the focal point of 882 01:11:16,600 --> 01:11:21,679 this development is the corner right and we're using the Clock Tower and 883 01:11:20,040 --> 01:11:25,760 everything to make that a focal point but as we've touched on if I'm somebody 884 01:11:24,080 --> 01:11:30,159 walking towards this building and I see this focal point I can't get to it 885 01:11:28,320 --> 01:11:34,000 directly I have to kind of maybe go down and like find a way around so I love the 886 01:11:32,560 --> 01:11:38,000 idea that you guys were adding a little bit of like a pocket park Sculpture Park 887 01:11:36,120 --> 01:11:42,080 kind of situation there if that could instead be some kind of entryway and 888 01:11:40,760 --> 01:11:45,719 maybe that's what makes it more of a grand like an entrance like I just think 889 01:11:44,080 --> 01:11:49,080 that if you're going to if the architecture stays the way it is and you 890 01:11:47,199 --> 01:11:51,960 are going to highlight that corner there should be a way that should be like the 891 01:11:50,679 --> 01:11:55,239 entrance to the yes they're looking at the grading and that's being worked into 892 01:11:53,280 --> 01:11:58,239 the design yeah and so that that just ties into you know the the section in 893 01:11:57,040 --> 01:12:03,199 the code talking about storefront entrances should be prominent and easily 894 01:12:00,639 --> 01:12:06,719 um identifiable and I think accessible and that kind of comes into the other 895 01:12:04,600 --> 01:12:11,560 piece and we ar we talked about this a lot in the in the ARB session so I know 896 01:12:08,760 --> 01:12:15,800 you're thinking about it but I think that other aspect of storefront 897 01:12:13,360 --> 01:12:21,440 entrances being prominent and easily identifiable um the heaviness of the 898 01:12:18,679 --> 01:12:26,520 ground floor architecture with the with the arcade um while an interesting 899 01:12:24,600 --> 01:12:33,199 architectural feature I think it is making the entrances to the storefronts 900 01:12:29,520 --> 01:12:36,360 feel a bit recessed and kind of back um so what how would the businesses in 901 01:12:35,000 --> 01:12:39,800 there be identified how would people know you know like that maybe it's 902 01:12:37,639 --> 01:12:44,520 signage maybe it's kind of lighter whatever but I feel like that section of 903 01:12:41,800 --> 01:12:48,320 the code talking about these various commercial entrances being clearly 904 01:12:46,760 --> 01:12:54,600 identifiable I think that's getting a loss a little bit behind the heavy brick 905 01:12:50,920 --> 01:12:57,679 so that was one of my comments there um material color shall complement the 906 01:12:56,280 --> 01:13:00,679 historic buildings of the block so I think we talked about this a little bit 907 01:12:58,800 --> 01:13:04,000 too of there's a few different architectural features in here but I 908 01:13:02,480 --> 01:13:07,520 focus on the brick and the color of the brick that I think you know what's what 909 01:13:06,120 --> 01:13:10,080 we typically see is kind of material boards and maybe this will happen once 910 01:13:08,800 --> 01:13:13,560 we get a little bit further down but like a material board so we can see 911 01:13:11,480 --> 01:13:17,199 exactly what the color of this brick is going to be and kind of see it in 912 01:13:14,800 --> 01:13:20,480 comparison with the sample of the metal or the glass aspects of it just so we 913 01:13:19,000 --> 01:13:24,199 can yeah that'll be ra will definitely bring that to ARB see that and then the 914 01:13:23,080 --> 01:13:27,199 fourth piece while it doesn't necessarily tie Direct directly to a 915 01:13:25,840 --> 01:13:31,960 section of the code this was talked about in the ARB um work session so the 916 01:13:30,520 --> 01:13:36,440 code and I see what you're trying to do here cuz the code does say right in the 917 01:13:34,199 --> 01:13:40,440 linkage District larger buildings have to incorporate significant breaks and 918 01:13:38,560 --> 01:13:44,040 like play in the facade to try and break it up so I see that's what you're trying 919 01:13:42,360 --> 01:13:49,239 to do with the difference of materials and pushing in and pushing out and I 920 01:13:46,120 --> 01:13:53,679 think my one comment is that right now it feels like there it's a little bit um 921 01:13:52,120 --> 01:13:57,719 it's a little bit overwhelming that there's maybe too much of that and I 922 01:13:55,400 --> 01:14:01,480 think maybe we so maybe we corrected we overcorrected to try and add that 923 01:13:59,760 --> 01:14:05,760 variation I think what we talked a lot about in the ARB session was 924 01:14:04,320 --> 01:14:08,600 establishing a little bit more of a consistent Rhythm so that people can 925 01:14:07,520 --> 01:14:13,600 kind of Follow that along I think you can still keep a lot of the breaks and 926 01:14:10,440 --> 01:14:17,320 stuff that you're having but um maybe a little bit more of a smooth Rhythm 927 01:14:15,400 --> 01:14:22,600 between them I think would would help improve that so that was it on the 928 01:14:18,760 --> 01:14:27,199 architecture piece for now um the streetcape I know I keep having comments 929 01:14:24,719 --> 01:14:31,080 about The Pedestrian clearway and kind of cross-sections and now I'm realizing 930 01:14:28,920 --> 01:14:35,719 maybe cross-sections aren't the best way to get at it um your renderings are 931 01:14:33,840 --> 01:14:39,880 really nice right and very detailed and so maybe once the architectural there's 932 01:14:38,000 --> 01:14:44,560 just some key points because of the change of grade of this site um that 933 01:14:43,159 --> 01:14:49,120 you're working with that I think there's key points where we're really going to 934 01:14:45,840 --> 01:14:53,040 want to zoom in and see what it feels like to be a pedestrian on that sidewalk 935 01:14:51,320 --> 01:14:57,239 there you know it's like maybe where the Gap is where you're doing that like the 936 01:14:54,440 --> 01:15:01,080 Landscaping bio like what you know give us a sense of what that looks like um 937 01:14:59,360 --> 01:15:04,800 maybe in one of the renderings I think this corner this front corner piece is 938 01:15:02,800 --> 01:15:09,400 one of those other sections so you gave us those two cross-sections that you've 939 01:15:06,360 --> 01:15:14,440 kind of been giving us the whole time um and I you know I still feel like it's 940 01:15:12,480 --> 01:15:17,560 kind of difficult to I know the site varies a lot throughout that so it's 941 01:15:16,159 --> 01:15:20,679 still a little bit hard to kind of feel what the pedestrian's going to feel and 942 01:15:19,440 --> 01:15:25,679 I think you can maybe do that with some of your the really great renderings that 943 01:15:22,800 --> 01:15:29,159 you do as this kind of evolves so like and connect it with the Landscaping plan 944 01:15:27,520 --> 01:15:32,800 so that it is actually reflective of what the Landscaping plan is and then I 945 01:15:31,000 --> 01:15:36,840 think that I think that's the maybe the better way to get that across and then 946 01:15:35,280 --> 01:15:41,960 the one aspect I just want to try I I know we clarified now and there is no 947 01:15:39,639 --> 01:15:45,679 trees there's no trees in the street transition zone right they're now we 948 01:15:44,159 --> 01:15:51,280 what we're what's being retained just so the board knows is that existing kind of 949 01:15:48,800 --> 01:15:55,920 decorative um it's like a decorative brick 3ft wide area is what's being 950 01:15:54,000 --> 01:16:00,520 retained if go back to the Landscaping plan I think that's where we see it the 951 01:15:58,040 --> 01:16:04,960 best there um so there's no longer any I think 952 01:16:03,440 --> 01:16:07,760 previously we had maybe been showing in the cross-section that there was going 953 01:16:06,199 --> 01:16:12,199 to be trees in the street transition zone like in between the walkway the 954 01:16:10,080 --> 01:16:15,520 sidewalk and the street and that's now kind of been eliminated and the 955 01:16:13,560 --> 01:16:19,239 Landscaping is pushed up against the building um so maybe we could talk about 956 01:16:17,920 --> 01:16:24,400 that because I think there was a lot of value in having a vertical separation 957 01:16:21,679 --> 01:16:28,520 between The Pedestrian clearway um the code doesn't allow the planning board to 958 01:16:25,960 --> 01:16:31,480 require Street trees every 30 to 40 ft there um so maybe we could hear a little 959 01:16:30,239 --> 01:16:36,440 bit about the limitations that you're working with there 960 01:16:34,080 --> 01:16:40,239 um and I think I think that's it for like my main my main 961 01:16:38,040 --> 01:16:47,719 comments right now yeah okay do you want me to touch on 962 01:16:43,960 --> 01:16:55,639 that yes okay uh Justin dates uh KY engineering design so just for 963 01:16:51,280 --> 01:17:02,239 um uh context uh the grade change from 90 on beakman down to High Street it's 964 01:16:58,679 --> 01:17:06,159 about 25 ft right so from Top intersection all the way down you know 965 01:17:04,320 --> 01:17:11,320 that's that's the Delta between the the grade so what we're trying to do with 966 01:17:08,440 --> 01:17:15,920 you know establishing um you know the the long uh alignment of the building 967 01:17:13,440 --> 01:17:22,440 along each of these there's about 8 ft of of grade change across each face of 968 01:17:18,440 --> 01:17:27,719 the building all right so that's why um what we're trying to do is um 969 01:17:25,360 --> 01:17:31,000 uh focus our our access points right now where we have it's kind of mid building 970 01:17:29,320 --> 01:17:34,639 you know right where you would come in you could go straight ahead to get 971 01:17:32,440 --> 01:17:38,840 access to the residential units you would you would uh Branch right or left 972 01:17:36,360 --> 01:17:44,679 to get to the uh the commercial access so what it does is is it creates 973 01:17:41,960 --> 01:17:49,520 situations or these triangular areas between the back of current sidewalk and 974 01:17:47,639 --> 01:17:53,120 the face of the building where we're trying to make up we're doing 975 01:17:51,560 --> 01:17:58,280 transitions right we're doing transitions of grade um because one is 976 01:17:56,480 --> 01:18:02,520 going you know down towards the building the other would be going up so we're 977 01:18:00,040 --> 01:18:07,880 using those uh and Landscaping in there to to um access that area and make up 978 01:18:06,080 --> 01:18:12,480 the the uh the change in grade we're doing that in in various ways with 979 01:18:09,360 --> 01:18:18,159 different plant species uh um mostly native uh to the uh to the region and 980 01:18:16,040 --> 01:18:24,960 sorry do you mean visually like you're using the plants to like kind of contain 981 01:18:21,000 --> 01:18:29,520 continue the play of the floor so no more so in an instance where the 982 01:18:27,560 --> 01:18:34,120 sidewalk is up high and we're coming down we're planting out that area 983 01:18:32,360 --> 01:18:39,280 because of the grade change and it's not simply going from the sidewalk and 984 01:18:36,320 --> 01:18:44,239 walking directly into the building right we have we that's how we're compensating 985 01:18:41,120 --> 01:18:49,679 for 8 ft of change across the building face right so that's why it is it's not 986 01:18:48,040 --> 01:18:52,679 simply just access right off of the back of the sidewalk throughout the whole 987 01:18:51,080 --> 01:18:59,600 arcade there um but the the the plant materials 988 01:18:56,560 --> 01:19:05,360 there shrubs and we um and we do have some um smaller deciduous uh narrow uh 989 01:19:03,480 --> 01:19:11,239 columnar horn beam if you've heard of them we're using that to give more 990 01:19:07,840 --> 01:19:16,880 vertical um and in my opinion it's it's it's it's a uh maturity and size of that 991 01:19:14,480 --> 01:19:21,320 plant fits within the space that we have in those areas uh similarly on the High 992 01:19:19,920 --> 01:19:25,679 Street Building we're doing the same thing so um with that building we're 993 01:19:23,639 --> 01:19:29,840 maintaining that kind of brick accent along the back of the curb and then the 994 01:19:27,440 --> 01:19:35,920 full width of the sidewalk and then we have those horn beams in um tree grates 995 01:19:33,440 --> 01:19:41,960 right so again that building as you go down beakman right the exposure of of uh 996 01:19:39,679 --> 01:19:47,239 that uh finished Flor below the arcade you know grows so we're using that again 997 01:19:44,360 --> 01:19:51,440 as as you know vertical vertical uh vegetation to break up that as well as a 998 01:19:49,280 --> 01:19:57,040 h Roll Along the the bottom again just trying to you know soften um whatever 999 01:19:54,120 --> 01:20:02,960 the final building facade material is uh in both those those uh those 1000 01:19:59,360 --> 01:20:08,199 instances so typically the the street transition area as mentioned is where 1001 01:20:05,000 --> 01:20:11,520 you would most uh where the code talks about putting Street 1002 01:20:11,800 --> 01:20:21,760 trees um as a landscape architect I've put them further away I feel that 1003 01:20:18,760 --> 01:20:25,719 there's more benefit um to putting them in the areas that we talked about for 1004 01:20:23,159 --> 01:20:30,440 the beakman building and and then um the couple that were in the uh tree grades 1005 01:20:27,960 --> 01:20:34,199 down at the High Street Building the Gap that we have in between the two 1006 01:20:31,960 --> 01:20:39,560 buildings you know we're also proposing to put Street trees uh behind the 1007 01:20:36,639 --> 01:20:46,840 sidewalk again because there's there's more um real estate there's more um uh 1008 01:20:43,880 --> 01:20:51,120 planting bed area there that I feel that it's a more sustainable location for 1009 01:20:49,360 --> 01:20:56,280 these trees if we're going to try to cram them into that small area between 1010 01:20:53,840 --> 01:21:00,320 the building and the sidewalk I think it's detrimental to their health and the 1011 01:20:58,840 --> 01:21:05,400 stress of those plants um so I think our proposal is not 1012 01:21:03,760 --> 01:21:10,600 to have them in that transition area but move them further away um where I think 1013 01:21:08,520 --> 01:21:15,560 we have a better uh sustainability of the landscaping for the for those areas 1014 01:21:13,679 --> 01:21:19,120 are you describing what you're showing or or what you want to do no that's 1015 01:21:17,400 --> 01:21:25,679 what's on that's what's on the plan okay yep could we have um Street trees in the 1016 01:21:22,760 --> 01:21:28,960 brick area I would I would rather 1017 01:21:29,280 --> 01:21:36,199 not the only reason I would give pause to that is we have a large storm 1018 01:21:34,400 --> 01:21:40,880 drainage line right against that curb line and slightly under that curb line 1019 01:21:38,560 --> 01:21:44,440 uh and I would not want trees on top of that line if we ever have to get in 1020 01:21:42,840 --> 01:21:48,600 there maintain it 1021 01:21:46,159 --> 01:21:52,120 um that could be a big concern especially if the roots start getting 1022 01:21:49,840 --> 01:21:59,760 into those joints of those pipes and MH that makes sense 1023 01:21:55,760 --> 01:21:59,760 just it's a long stretch with no 1024 01:22:01,639 --> 01:22:08,719 shade you might be able to do it further down but I'm looking at the upper 1025 01:22:05,199 --> 01:22:13,199 section being part of a conflict so which are you talking about the the 1026 01:22:10,400 --> 01:22:18,960 beakman building the whole you know the whole walkway from High Street up to 1027 01:22:16,159 --> 01:22:23,199 nine there's not a street tree on a shade tree there's shade trees in 1028 01:22:21,199 --> 01:22:27,520 between the two buildings right but if you're walking on the sidewalk 1029 01:22:25,400 --> 01:22:32,960 from they're directly behind the sidewalk so 1030 01:22:30,040 --> 01:22:36,880 it's I would find that that that does provide shade in that particular area 1031 01:22:34,960 --> 01:22:42,199 there okay that one little one little moment I hope you 1032 01:22:39,960 --> 01:22:46,280 provide a lot of seating right there for we do we do we do have benches along 1033 01:22:44,320 --> 01:22:49,840 that section uh as well just to chime into I know a lot of 1034 01:22:48,520 --> 01:22:53,120 this conversation is going to lead into what ARB review incorporates but there 1035 01:22:52,000 --> 01:22:56,679 were comments I think in Natalie's memorandum too potentially about seating 1036 01:22:54,960 --> 01:23:01,159 areas benches and the like so there's a lot of that like the sort of final 1037 01:22:59,159 --> 01:23:05,320 pieces that go into the this that will also encourage that as you go along if 1038 01:23:03,320 --> 01:23:10,520 you needed that additional shade I mean I think that if we can look at the 1039 01:23:07,520 --> 01:23:16,239 utility plan and find any place to put you know Street trees for shading the 1040 01:23:13,199 --> 01:23:19,400 sidewalk that would be um important understood I think related to that 1041 01:23:18,120 --> 01:23:25,600 comment and this has actually like specifically stated in the code that the 1042 01:23:21,800 --> 01:23:31,960 Department of Public Works has these um um uh Street sections for this that came 1043 01:23:28,719 --> 01:23:36,760 out of the linkage plan and it what the code says is something like that they 1044 01:23:34,800 --> 01:23:39,280 can request that those be added so I I don't don't want to make you guys have 1045 01:23:37,920 --> 01:23:43,440 to have a conversation with another department or division but it might just 1046 01:23:41,639 --> 01:23:47,520 I mean to your point as well in terms of the drainage and everything that it 1047 01:23:44,679 --> 01:23:50,800 might be beneficial to schedule that conversation as well I know dpw's 1048 01:23:49,440 --> 01:23:54,560 psyched for us to not so they don't have to mow anymore but well I think the 1049 01:23:53,400 --> 01:23:58,560 administrators as well because they I know he's been looking at implementation 1050 01:23:56,400 --> 01:24:02,440 of the linkage plan you know of the linkage plan so it might just be good to 1051 01:24:00,480 --> 01:24:07,199 coordinate on that and see what the improvements are that are being thought 1052 01:24:04,280 --> 01:24:07,199 of or discussed 1053 01:24:12,080 --> 01:24:20,719 there John so I just have a few minor comments 1054 01:24:18,520 --> 01:24:25,239 as they've discussed they did update the infiltration study that they had 1055 01:24:22,360 --> 01:24:30,040 performed before um it does show no connection into the sanitary Source 1056 01:24:27,400 --> 01:24:36,360 system um I would like to see an elevation from or one of the elevation 1057 01:24:33,880 --> 01:24:40,040 or views I should say from further up on High Street from the residents up above 1058 01:24:38,679 --> 01:24:45,719 what are they going to be looking at here coming from the other side I mean 1059 01:24:42,520 --> 01:24:52,520 we're doing views from across the road on beakman um looking up beakman but 1060 01:24:49,760 --> 01:24:55,560 nobody's given any thought to anybody on High Street and further up on High 1061 01:24:54,040 --> 01:25:02,560 Street what are these residents that live there now going to be looking at um 1062 01:25:00,360 --> 01:25:08,560 the other thing is with regards to the change in the 1063 01:25:04,360 --> 01:25:12,040 parking code um every eight spaces you're supposed to have a tree within 1064 01:25:10,080 --> 01:25:16,719 the parking space so you're going to have to take a look at maybe modifying 1065 01:25:14,040 --> 01:25:23,000 your parking layout slightly to account for that okay we do have the the 1066 01:25:20,440 --> 01:25:26,639 required amount adjacent to the uh to the parking areas they just 1067 01:25:24,960 --> 01:25:32,679 I I think the intent of the code is really to break it up first before we 1068 01:25:28,920 --> 01:25:37,159 start shifting it and I think it allows the planning board to make that decision 1069 01:25:34,440 --> 01:25:37,159 which way we're going to 1070 01:25:39,360 --> 01:25:46,840 go yeah I can I mean I I remember I brought that up on a different project 1071 01:25:43,440 --> 01:25:52,679 and I believe the the board had allowed it to be perimeter rather than 1072 01:25:48,679 --> 01:25:57,119 necessarily Islands within the um within the lot I do agree that the intent is 1073 01:25:55,080 --> 01:26:01,719 obviously to break up the land the asphalt right that is the intent but I 1074 01:25:58,920 --> 01:26:06,440 think there's prent of the board allowing just take a look at it Justin 1075 01:26:03,920 --> 01:26:11,560 take a look at it and see I mean it would be nice to break up some of these 1076 01:26:08,040 --> 01:26:15,719 large areas with a grass Island um in the tree I understand you know there 1077 01:26:13,679 --> 01:26:21,800 might be constraints some areas due to utilities due to whatever it may be um 1078 01:26:20,320 --> 01:26:25,920 but I think you can break some of it up and at least try 1079 01:26:32,840 --> 01:26:40,840 there that's it okay sorry Rand I I agree with you on as far as for the 1080 01:26:38,280 --> 01:26:44,880 views it would be interesting to see it from a couple different other angles to 1081 01:26:42,600 --> 01:26:48,679 really get an idea of what this really looks 1082 01:26:45,880 --> 01:26:53,920 like it's it would really be interesting anyway me just go around the 1083 01:26:50,880 --> 01:26:58,560 board any oh one thing and Rea if there's any any units on the roofs make 1084 01:26:57,159 --> 01:27:05,920 sure they're in the views yeah that I was just going to ask 1085 01:27:01,920 --> 01:27:09,560 that some some questions every go um I don't have any more comments I think 1086 01:27:08,239 --> 01:27:16,440 that um there was a lot discussed in the ARB 1087 01:27:12,760 --> 01:27:22,679 on Monday so um I feel like I'll yeah this was just an update Reserve until 1088 01:27:19,239 --> 01:27:25,800 next MH yes same yeah I had 1089 01:27:24,719 --> 01:27:31,280 just because we were talking about the landscaping and it has a we hadn't 1090 01:27:27,840 --> 01:27:36,600 talked about it as much in the RB um one thing I'll say about is like park 1091 01:27:32,560 --> 01:27:41,840 benches there's a bench at the um uh Mount Beacon access Park that Scenic HUD 1092 01:27:39,080 --> 01:27:47,159 Hudson did right as you're going up 90 right um and with the light there and 1093 01:27:45,679 --> 01:27:51,679 it's this bench and you're just looking at down the road and all these cars are 1094 01:27:49,800 --> 01:27:56,400 just zooming as fast as they can right up at you it's not very comfortable or 1095 01:27:54,239 --> 01:28:00,280 relaxing place to sit right some people do it for convenience or whatever and 1096 01:27:57,679 --> 01:28:05,719 there's no other place to sit so this is a fairly busy road right so I wouldn't 1097 01:28:03,119 --> 01:28:09,560 put if I was going to put benches in I would try to put them in that little 1098 01:28:07,480 --> 01:28:13,400 landscaped area in between the buildings right off to the side facing each other 1099 01:28:11,880 --> 01:28:18,800 in like a little culde saac that was a little bit more rather than exposed in 1100 01:28:15,840 --> 01:28:23,760 the high you know next to you cars aren't that pretty anymore you don't 1101 01:28:20,199 --> 01:28:27,199 want to just watch Cars you know uh and just think think about that sort of 1102 01:28:25,080 --> 01:28:30,920 aspect of it and I totally agree that like breaking up there's opportunities 1103 01:28:28,760 --> 01:28:38,440 to break up the uh parking and keep it shaded to keep the heat down in the city 1104 01:28:33,719 --> 01:28:42,520 and uh uh the U uh I really want to encourage the 1105 01:28:40,920 --> 01:28:47,639 entrance um uh Landscaping to be part of the 1106 01:28:45,719 --> 01:28:52,679 architecture and it be integrated because right now there's this Tower and 1107 01:28:49,520 --> 01:28:58,280 there's kind of what looks like a um afterthought of great 1108 01:28:54,639 --> 01:29:04,840 and planting and it looks like it's just like a lot of 1109 01:29:01,119 --> 01:29:08,560 um a missed opportunity you might say I'll tell you certainly missed 1110 01:29:07,239 --> 01:29:12,800 opportunity if we can't get it to work but ultimately we are working all those 1111 01:29:10,679 --> 01:29:16,040 into design you've seen it it's evolving those were first renderings these all 1112 01:29:14,159 --> 01:29:20,080 come together we listen to your comments we put it into the lab and it comes back 1113 01:29:17,719 --> 01:29:25,400 out so I I have total faith in your guy's ability to do this and we're going 1114 01:29:22,239 --> 01:29:29,400 to keep an eye on it and uh we expect the best efforts out of you guys because 1115 01:29:27,000 --> 01:29:29,400 it's really 1116 01:29:29,480 --> 01:29:40,480 important stilling like this okay I just two two thoughts right are um bikes bike 1117 01:29:37,320 --> 01:29:45,719 parking bike rack somewhere with because it's it's kind 1118 01:29:42,199 --> 01:29:45,719 of bike racks 1119 01:29:49,360 --> 01:29:56,280 but for the record back of the building but we can work to more more on the 1120 01:29:53,719 --> 01:30:00,679 sides that that and um just for the RB what be also kind of interesting is from 1121 01:29:58,760 --> 01:30:05,000 our standpoint for those members who are on it some even though it's a work in 1122 01:30:02,840 --> 01:30:08,600 progress to kind of get an idea of what you guys are thinking so that we don't 1123 01:30:06,880 --> 01:30:14,280 accidentally become redundant with respect to that even if it's a a simple 1124 01:30:11,520 --> 01:30:17,320 summary of thoughts because that way we're not pling yeah I think we'll try 1125 01:30:15,840 --> 01:30:21,760 and do an ARB meeting before our next submission so that we can try and work 1126 01:30:18,800 --> 01:30:26,320 that that narrative or I know it's it's a mov Target we recorded it and I can 1127 01:30:24,440 --> 01:30:30,920 get a transfer from that and I'll like that would be helpful cuz that way 1128 01:30:28,560 --> 01:30:35,360 we're kind of at the same page and I think said was summarized really the the 1129 01:30:33,800 --> 01:30:40,000 general tone of what we were talking about not everything you don't want to 1130 01:30:37,600 --> 01:30:45,199 recreate the entire conversation we had but I tried to capture the I tried to 1131 01:30:41,320 --> 01:30:49,199 capture the bigger pieces I think um um in there but I think yeah I I'll get to 1132 01:30:47,040 --> 01:30:53,560 it it would just be helpful for us for everyone to keep kind of we're all in 1133 01:30:51,040 --> 01:30:58,760 the same Pace yeah thank you we appreciate and embrace this opportunity 1134 01:30:55,440 --> 01:30:58,760 thank you I appreciate it thank 1135 01:31:00,239 --> 01:31:09,360 you well um s interview is that I'm sorry we need 1136 01:31:07,480 --> 01:31:16,440 to move to adjourn close the meeting just close 1137 01:31:12,440 --> 01:31:23,239 the yeah keep this open I think I'm afraid well motion to uh motion to 1138 01:31:19,480 --> 01:31:30,080 adjourn the meeting second second all in favor I hi hi all right thank you 1139 01:31:27,480 --> 01:31:35,440 everybody for another you are the master of short meetings I don't know you just 1140 01:31:32,199 --> 01:31:35,440 have good