Saturday, November 14, 2009

Cobleskill Planning Board Should Think Twice on Stewarts Re-Zoning

Given the recent spate of ill-conceived and ugly projects to get the Village of Cobleskill Planning Board’s approval it should come as no surprise that the Village seems poised to sit back and allow yet another development that will change this community’s character and quality of life for the worse. This time, Village trustees and planning board members are scrambling to find a way around the existing village zoning ordinance to allow Stewarts Shops to expand its gas station to an adjacent parcel (the former restaurant at the corner of West Main Street and Harder Avenue).

The current village zoning code limits new gas stations to village gateway (vg) districts. Stewarts Shops on West Main Street is one of several gas stations in the village that are not located in a village gateway district and are operating as non-conforming uses. In order to expand, the zoning status of the parcels in question must be changed either by granting a variance (unlikely in this case), expansion of the village gateway district, amendment of the existing zoning classification or the creation of a new zoning classification altogether. Seemingly off the table, however, is the option of simply leaving the zoning ordinance in tact and rejecting the proposed project.

Unfortunately, this course of action is unlikely as village officials are understandably eager to see two long-vacant parcels put back on the tax roll. But economic development is not the only concern here. The Planning Board must ask the equally important question: Does this re-zoning serve the interests of the residents it is going to immediately affect?

If allowed, an expanded Stewart’s gas station will result in an intensification of vehicular traffic that will most certainly inconvenience and very possibly endanger residents of Harder Avenue, Bridge Street and West Main Street, not to mention SUNY students walking to and from Downtown Cobleskill. The increase in cars turning in and out of the gas station would render that side of West Main Street a virtual no man’s land for pedestrians. Even worse, this would force pedestrians to cross the street to avoid the traffic and walk on the opposite side of the street.

There are also sizable opportunity costs associated with this development. For example, if Stewarts expands it will preclude the much more desirable possibility of somebody local buying those adjacent parcels and opening a business that could better serve not only village residents but SUNY students who live close enough to walk there.

I hope the Planning Board examines these concerns before doing something stupid that could have long-term negative effects on this community.

Fact is, this could present even more issues to the West End of the village if, for example, the Planning Board proposes to extend the village gateway district to the Stewarts site. This could open up additional parcels to similarly intense and inappropriate development. Hopefully, the planning board and the VBOT will carefully consider the manner in which they gut the village zoning ordinance so as to avoid any collateral damage down the road.

Overdevelopment in the village in and of itself is not the issue here. My complaint is that rather than looking for an end-run around the village’s zoning ordinance to accommodate a gas station expansion that will ultimately encompass an entire block in a residential section of the village, officials should ask what impact this expansion will have on residents of the west end of the village, and maybe even what they would prefer to see developed there.

A vote for Mark Galasso and Mark Nadeau (both developers) was a vote for the exact opposite form of government. Instead we have a government that bends over backwards for developers but would charge residents a fee to file codes complaints against slumlords. Apparently Cobleskill voters agree that the village’s historic buildings should simply be trashed and replaced with drugstores and mega-gas stations on every corner and that village government should be used to protect slumlords. Or maybe they’re just not paying enough attention.

28 comments:

Anonymous said...

"The increase in cars turning in and out of the gas station would render that side of West Main Street a virtual no man’s land for pedestrians."

It is a fucking State Highway.Did you know that they are doing a complete overhaul of Bridge and Rose. There has never been a Pedestrian vs Vehicle accident at Stewart's area. You asshole,tree hugging, liberals will bend the truth to slow down development. The message in the last election was clear. You liberals lost. Now step aside gracefully. Go hump a Jonathan Decesare planted tree.

Marfis said...

Decisions to change zoning are made by the village board not the planning board.

Sean said...

Right but the village board would generally most likely go by the pb's recommendation.

However, with the new board that is coming in, this is a moot point. It will pass regardless of what the pb recommends.

Willie Paveit said...

Anonymous thinks anyone who thinks planning should actually mean PLANNING is a tree hugger. He is one of that ilk who's vision for the future of Cobleskill is to make it as close to Colonie as possible. I know an easier way for him to realize his dream- move to Colonie and take the greedy developers with him.

Bell Guernsey said...

Hey Willie--Want to hug a cow? get off route 7!!!!

Anonymous said...

Let Stewarts expand. What is the point of having it be nonconforming? Do you want it to close down or keep operating in the current state of mess that it is today? Done right, an expansion of a successful business and rehab of the area could be a real benefit for the area [for pedestrians too].

God forbid we do anything to help a successful business in Cobleskill.

Anonymous said...

BUt expansion will spoil the bootyful residential neighborhood. The great apartment across the street only has garbage thrown around the front yard about nine months of the year.

Pedro said...

Yeah, I'm not sure I agree with the argument being made here. Stewarts is just the kind of convienence store that we should want in this community. Their current set up is annoying at best, and dangerous at worst. Getting in and out of that place can be a nighmare. Let them expand and with the bridge repairs and work done by the state on the sidewalks, etc. I think this will all be an improvement.

Anonymous said...

Sean. I have been reading your blog for some time now and agree with some things you say. This is not one of them. In case you haven't noticed, it is too late to remodel most of the old houses along Rt 7. The slumlords have let them go for so long and the college kids have wrecked them. This village cannot fund itself on the backs of residents only anymore. There needs to be some "out with the old and in with the new" to keep this area afloat. I would love to see all the old houses restored to their day of glory, but lets be realistic. We need companies to come in here and pay the bills. Stewarts has been a good company/neighbor to the area and improving the site will only make that area safer. The biggest mistake the village made was to run off Lowe's. They would have put people to work and paid for things this village can't afford to pay for. Our elected officials need to make it possible for businesses to come here and set up shop, or they will set up in the next village and we will have the added traffic, but not the benefits from it. I would like to hear your vision on how this village can save all the old houses, and continue to pay the bills without the bringing in businesses. If you can tell me how that can happen I will sign on for that mission.

Anonymous said...

I guess i am a liberal and I DO NOT support Sean on this one. "You liberals lost. Now step aside gracefully." Stop the stereotyping and insulting rants about liberals.

Sean said...

All I'm saying is that the option of not changing the zoning should get serious consideration.

What it boils down to is a question of scale. Intense commercial land uses would overwhelm pedestrians and thus be inappropriate for that corner of the village.

The same could be said for the proposed CVS at Main and Legion. Unfortunately, that project does not require changes to the zoning code to be an allowable use.

There are a lot of negatives associated with this proposal, which is precisely why the zoning ordinance restricts the location of gas stations within the village.

If you're going to change the zoning the burden of proof falls on the developer NOT the community.

Anonymous said...

ok - so what is that area zoned for? Residential, right? who in the hell is going to purchase that property and build their new home there?

Anonymous said...

The property already has a tax paying use on it called housing which this area needs badly. just becuase the house is for sale and the realtor listing it is a friend of the new mayor and the stewarts are interested oh well the rest is up to the people and yes its the developer that has the burden on him self to bring this threw not the community. They already spent their money and thoughts on the master plan of the village ( which gallso was part of )and voiced their opinions. If they let them ( stewarts) expand then why not let the furneral home on elm expand like they wanted to and turned them down twice.Hope they ( the new board) takes a stand for somthing that has been planned out in this village and just dont go crazy so that all the positive things that has beed accomplished get thrown by the way side.

Marfis said...

"The property already has a tax paying use on it called housing which this area needs badly."

Incorrect.
The lots likely to be rezoned include an empty building that historically housed a commercial use. The use stopped for long enough that it isn't grandfathered in anymore.

"The same could be said for the proposed CVS at Main and Legion."
CVS isn't "proposed" anymore. It's approved, and about the same size as the Rite Aid across the street.

It would be so easy for some of you to have an idea of what you're talking about....but you don't pay attention.

Anonymous said...

Mafis

It is pretty obvious you either work for zoning or you are on the planning, HRDC, or ZBA. The info you have divulged is clearly that of a government insider. We need more insiders to let the common folk know the real truth. Keep up the good work Marfis.

Marfis said...

All the village meetings are public, regularly scheduled, and unattended.

Anonymous said...

Marfis, All village mtgs are unattended for a reason . We all attended when needed to get the zoning the way we wanted and hoping that it wouldnt be tampered with.The area that you are talking about still needs to become housing which would be more appealing to the gate way of the village and not cluster up that corner as planned. Look at the uses that have had to comply with their zoning changes the best example is the old sterling Ins bldg on the corner of elm in a residentual setting,Doc Olivers home that did allow rentals next door ( court case just won by the Neighbors even when the ZBA and VBOT was willing to allow the change but the neighborhood wanted the area just as it was planned in the master plan. So the congestion at stewarts or next door to the east dont need to get worse it needs a CHANGE for the better.The funeral home on elm again wasnt let to expand and for good reason the neighborhood needs to be not clutered with unneeded traffic and disruption of neighborhood that are looking for peace that they got in there zoning law and serinety. Funerals are a business just like stewarts same thoughts should be given for both. Its not like the village loses anything due to staying with its present zoning .If any thing it wins in enhancing that area to wanted property because of its non hutsle and bustle .

Anonymous said...

Marfis is either Nelly Money or Brian piccolloo. Between the two they cost the village over 100000/ year. Now thats planning at a premium!!!!!

Anonymous said...

they deserve their money ,if we put them in charge of the streets we would get some results

Anonymous said...

"The area still needs to become housing"

Then you build your house there.

Anonymous said...

Just think the zoning would eliminate the potential of a catastrophy in a highly populated area.Just look how scared everyone was when the fire supression sytem went of last yr fair time due to a malfunction.No one wanted to go near the place even village police.Stewarts trucks loaded with fuel and just commodities cant really get in and out of the place safely ever. They just need to move,how about kelly farm old place to ideal?

Anonymous said...

Several people have taken the time to express their thoughts and opinions in opposition to the zoning changes being proposed. I'm sure that those same people have gone to a planning board and/or a village board meeting and have let their opinions be known. Right folks?

Anonymous said...

Regarding that last post - the silence is deafening.

Anonymous said...

I believe that our town needs an oil refinery forget the gas station.

Anonymous said...

Yeah lets drill!

Anonymous said...

Hi to you all!

It seemed necessary to make an introduction to all of you. I hope that that we all will have great conversations together!

So Hi!

-Jon

Cobleskill Traffic Lawyer said...

Hi - I noticed you've got a list of upstate New York blogs. How can I add mine? Thanks.

Anonymous said...

I'm just wondering how many of the dire predictions for the Stewarts shop have come true?

Houses are not permanent, by any stretch of the imagination. A 100 year old is functionally obsolete and the rehab costs would outweigh the potential value. The best option is to tear them down and rebuild.