Several years after Wolanin Companies proposed rezoning property off Western Avenue for a luxury apartment complex, the request has been granted, conditionally. The contentious project still faces more hurdles before final approval.
The Guilderland Town Board on Tuesday, April 15, unanimously approved the rezone of 22 acres behind 1700 Apartments in the hamlet of Westmere from Single-Family Residential to Planned United Development District. The board’s approval included several conditions, which the town Planning Board and developer must adhere to for the project to be approved. The project would come before the Town Board for final approval after Planning Board approves the final site plan.
“We’ve probably stretched the patience of the residents in the amount of input that we’ve requested, but we needed to … get the neighbors’ opinions. As I read through all the materials I had, it seemed there were several issues that just struck home,” Town Supervisor Ken Runion said. “We have to … trust our Planning Board to use their best efforts to ensure that all the other issues — stormwater, drainage and traffic — are appropriately dealt with.”
Runion believed the conditions the board imposed would result in “minimal” impact on surrounding residents. The main areas of concerns included traffic impact, visual effect and the density of the development.
Conditions the board included are:
- The maximum allowable density for the project is 210 units.
- There will be no exit or entrance from the project to Patricia Lane or Newman Road.
- There will be no exit or entrance for traffic through Westmere Elementary School.
- The occupants of 1700 Apartments shall able to enter or exit the project or the Price Chopper’s Johnston Road exit.
- The circular road serving as an entrance to the clubhouse shall be reconfigured to not fall within the 100-foot setback of homes along Joseph Terrace and Patricia Lane.
- The clubhouse and pool shall be “significantly buffered” to prevent noise to adjoining neighborhood, along with providing a visual screen.
- A 200-foot buffer above what a PUD zoning requires shall be implemented and there shall be no building or structure within the buffer.
- The Planning Board shall have a minimum of one public hearing on the final site plan and notify property owners from Church Road west to Johnston Road.
- The Planning Board is requested as part of their review to have the developer contact the state Department of Transportation regarding the timing of the light at Johnston Road and Western Avenue. (Increasing the time was suggested as a way to help the neighborhood turn onto Route 20.)
- Somewhere within the project there will be a CDTA Bus stop. (The state DOT has control over where it’s placed within the property.)
Neighborhood residents were also concerned about stormwater runoff and their basements flooding, which is already a problem.
The developer is legally required to not increase runoff, and any disturbed wetlands have to be recreated. The project does include 65 percent of green space, which is unusual for this type of development, according to local officials.
“Generally these things are engineered to improve,” Runion said.
Town board member Paul Pastore said the developer has “expressed a willingness” to address concerns about the project and make modifications.
“This is not an easy decision, and maybe that statement is not the most politically correct statement to make in relation to those who feel inside strongly one way or the other,” Pastore said. “There are many individuals who have raised their concerns and voiced their opposition to the project; and likewise there are many who have voiced and expressed their approval and desire for the project.”
Pastore said he was “not convinced” of a Harvard study previously cited that claims an apartment complex could increase the value of homes in adjoining neighborhoods. Conversely, he also was “not convinced” of testimony claiming the project would diminish the value of neighboring homes.
No comments were shared during the public comment period at the April 15 meeting. Several people though spoke about the project at the Town Board’s previous meeting and also submitted comments after that meeting, according to Runion.
Yu-Jen Fan, who lives at the end of Newman Road, did raise concerns over the buffer only being 100 feet from his home and not the 200 feet similar to surrounding neighbors.
Runion paused for several seconds when Fan asked why it was not 200 feet and said, “It was the way the map was drawn.” Runion added there was a narrow portion the buffer dropped to 100 feet along another portion of the property.
Vincent Wolanin, chairman and founder of Wolanin Companies LTD, said the standard requirement is only a 50-foot buffer for the area at Fan’s property. Wolanin said there are 100-foot tall trees, which he would not disturb.
“The plan is set and the requirement is only 50 feet there, and it is 100 feet. Plus the trees and the buffers there are huge,” Wolanin said. “Also, those are lower-scale buildings compared to the other ones. If you wanted to see more trees I’ll put more trees there, but that’s about all I can do now.”
The majority of residents neighboring the project appeared to be opposed, with a petition in opposition submitted to the town that includes more than 80 signatures. There were fewer comments in favor received at the Town Clerk’s Office as of Thursday, April 17, according to documents Spotlight News received through a Freedom of Information Law (FOIL) request.
Comments supporting the project, while largely coming from the business community, said the project would increase the tax base, add little strain to the already stressed school district and create in-demand modern apartments.
