{"municipality_id":"albany-county/bethlehem","meeting_id":"granicus-2426","meeting_date":"2026-02-17","text":"I'm all concerned is Bill is 64, right as 64. I hope I have to take a comment. Yeah. Well, Scott and I were talking. We were wondering if we'd be able to sit down and, like, see if we can team up. Because we're a small group, too. We're not. I'm going to be the first one to retire. I'll be the first one to retire. So we're, like, not going to be there. Yeah, I don't know if there's any opportunities. We haven't done much. Debbie, are you ready? All set. Okay. Good evening and welcome to the February 17th meeting of the Bethlehem Planning Board. These proceedings are being recorded and will be made available both live and recordings on the town's website after the meeting. Nope. We have a quorum and the meeting is called to order at 6 p.m. I will first ask if we have anyone here for public comment. Anyone here this evening that would like to provide public comment? Okay, see none. We have a large audience, but no one for the public, which is fine. So we will skip that item, and we also are going to, oh, before I get to that, I would like to welcome our newest planning board member, Derek Mitchell. Derek joins us after being appointed last week from the town board, so welcome aboard, Derek. We're really excited to have you. All right, so minutes approval. We are going to hold off until a subsequent meeting because of our video conferencing capabilities. Last time we had a little bit of issue with the audio, so we're going to hold off on that. So we will go to our first action item this evening, which is 1332 River Road in Selkirk. This is an accessory apartment. I will turn it over to Nate when he is ready. All right, thank you, Brian. So yes, tonight we've got several possible actions on the Whitman Accessory Apartment application for 1332 River Road in Selkirk. It's a special use permit and site plan application. The project was last before the board at the October 21st, 2025 meeting for an initial presentation. The board set a public hearing for November 6th. that was held on November 6th, and no residents or other members of the public provided comment on the project. Staff did reach out to New York State DEC regarding the wetland jurisdictional determination question, and that was, DEC did not need that. The applicant has revised their plans, engineering reviewed those, and their comments were satisfied. Brian, if you want to maybe come up and give a brief update on the other aspects of the project, the driveway. Yeah, we moved the driveway so that it complies with what engineering wants. Could you just identify yourself? Sorry. Oh, my name is Brian Whitman. My son owns the property. He's at work. No problem. Thank you. Okay. Sorry, I think Nate's just trying to pull up the site plan to show. Yeah, it's not showing on here. That's... That's... Right. It's like it's not mirroring the screen. I think that might be stuck up there. Sorry, technical difficulties? Not a problem. If only we had a whiteboard you could like draw it for us quickly. very quickly keep us moving I probably could you probably know it all but we'll give it just a second we may just need to restart that's something do you have one in your car we can bring it out with paper we'll just draw on the back of something Thank you. Thank you. Thank you. Thank you. We might be back in business. There we go. Sorry about that. Okay, so I think we're back ready to explain any updates if you don't mind. So there's a right away on the top of the map that is shared with, actually New York State now owns the land behind the house. So we brought the driveway in where they asked us to. So it comes across the front and then labeled the parking spots in front of where the garage will go. Yeah, right there. And then we've got the walkway as well. Yep. So we've got both the parking and the... Two spots. And then I guess, I don't know if this is an update from Nate or from the applicant, but I think one of the other things we've been waiting on was just sign off on the septic system. I assume that that has been done. Yeah, I called Albany County, and they kind of said they don't do that anymore. So they said to get it inspected by a licensed PE, which I did. They came out and looked at it and figured out the size and everything, and I gave Nate a letter. And Albany County did review that, and they accepted that. Great. Okay. I just note that this is unique. We haven't had an accessory apartment with septic that I can remember. So that's why I was asking a question, just putting it on the record. Sure. In the past, they've all been within the water sewer district, so we haven't had to have that other step to review. There is town water, though. Okay. Great. Any board member questions this evening? Anything else you... Town water, but not town sewer. Correct. Okay. Thank you for clarifying that. Nate, any questions or anything you wanted to bring up this evening? No. Okay. So tonight we're looking at three actions, I believe. One, the first is seeker. Anything in that resolution you wanted to highlight? No, it's a standard seeker negative declaration resolution. Okay. Same things we always look at and document in this. as always for these. Okay. And I will just note before we go through and do approvals, Derek just joining us and towards the tail end of these two projects tonight is going to be abstaining from the vote. But can I have a motion and a second for seeker classification? Oh, hold on. Debbie, what did I do wrong? Sorry. You need to acknowledge the LWRP. Oh, thank you. Thank you, Debbie. Yeah, we're not. We've documented that in the seeker and in the site plan document, and that's how we've been. Great. So the LWRP is documented in that? Yeah, and we do have the consistency letter from the director of planning, and that is what we use to document consistency. Perfect. Thank you for that. Highlight, Debbie and Nate. All right, so back to first and second. I think Patty was the first. Can I have a second? Second by Gianna. All in favor? Aye. Aye. The motion passes. Thank you. Next up is the special use permit, SUP 7-9. Is there anything in there specific you wanted to highlight, Nate? Same standard conditions that we have for these projects, just the deed notice being incorporated to the deed, and then filed with the county, and then we get a receipt and a copy of that So that we don't put that deed notice in there. Okay. Sounds good. Any board member questions? Can I have a motion and a second? So moved. First by Rad. Second. Second by Patty. All in favor? Aye. Aye. The motion passes. And next up is the site plan. Anything on that document you wanted to highlight, Nate? Nope. We were able to get some site plan formatting done ahead of the board. consideration of approval so no modifications nothing nothing of interest okay can I have a motion and a second to approve the site plan first by Gianna second second by rad all in favor aye motion passes thank you very much sir appreciate it thank you all right our next project this evening is 57 South Albany Road Selkirk. Tonight we are looking at possible approval, but a project update first. I will turn it over to Leslie when she's able. Okay, so this is Albany Road Solar LLC, also known as Seaboard Solar Operations LLC. It's 57 South Albany Road in Selkirk. It's on the agenda tonight for possible action on the minor subdivision approval, which is a two-lot subdivision. Possible action on the special use permit approval for the solar site and the site plan approval for the solar. It was last on the agenda February 3rd for the public hearing for the subdivision, and there were no public comments. And just a reminder that we did finish seeker with a negative declaration on January 20th. So the applicant is here if you have any questions, but otherwise I included the draft documents. Okay, board members, any questions for the applicant tonight? Okay, I think you can stay seated then. So let's go right into the two-lot subdivision. Anything on there specific you wanted to highlight, Leslie? No, this is just a two-lot subdivision, so it's creating a separate lot for the solar, and the other lot will remain with the property owner as vacant land. So the approval for the subdivision just has a couple of minor modifications that we need to the mat, and the only condition is that the fees be paid before we stamp. Okay, any board member questions on that one? Can I have a motion and a second to approve the two-lot minor subdivision? First by Jana, I will second. All in favor? Aye. The motion passes. Our next is the special use permit SUP 80. Anything in there specifically you wanted to highlight, Leslie? No, this is our standard special use permit approval document for the solar facilities. This application was pretty straightforward, met all requirements, and we just documented it here in the SUK. Okay. Any board member questions? Can I have a motion and a second to approve the special use permit? So moved. First by rad. I will second. All in favor? Aye. The motion passes. And our last item is site plan approval, SPA 344. Can I have a, or actually anything you want to highlight in that document? No, just highlighting here in the site plan approval that we had the public hearings that were required. We did send it to Albany County Planning Board. They will be required to show an Albany County DPW work permit for the access driveway, which is prior to building permit. We have a few modifications just to clean up some items on the map. And our conditions are all pretty much the standard conditions for solar sites. We're going to have a pre-construction meeting and that's about it. Okay, any board member questions? Can I have a motion and a second to approve site plan via site plan? First by Jana. I will second. All in favor? Aye. The motion passes. Thank you very much. So that concludes our action items. Our last item on the agenda this evening is a project update for 152 Rockefeller Road. I'll ask the staff to pull it up, give a brief intro, and then we'll ask the team up. So this is the 152 Rockefeller Road Senior Housing application. It's a site plan application for proposed construction of 90 units of age-restricted apartments. Location is 152 Rockefeller Road, which is on the south side of Rockefeller Road. over here in this area is where the existing Rockefeller Road nursing home is, and Kenwood Avenue is down in this area here. Tonight it's on the agenda for an update. The project has been on planning board agendas multiple times since 2023. The most recent step that the applicant has been going through is working with DEC on the wetland permit so the applicants representatives are here tonight and they do have a PowerPoint that they wanted to show you just to update you on the project so I can bring that up thank you very much Leslie I appreciate that with me here is Dan Herman the civil engineer for the project, and Wendy Holtzberger, who is the traffic engineer for the project. Do you have... Did you just, for the record, state your name? Oh, I'm sorry. Yeah, Teresa Baikner, Whiteman, Osterman, and Hannah. Sorry about that. So here's the project overview. The goal of the project is to meet certain senior housing goals in the town's comprehensive plan to keep seniors in the community, support resident wellness and health, create fully accessible and adaptable living spaces, and discourage isolation by encouraging people to interact with each other and provide housing opportunities for seniors in this location. Now, these are market-rate apartments, so they'd be available to anyone who would like to live there. This is the rendering that was done by the architect for the project, Danny Sanders. And so just as a reminder of what it's proposed to look like, it is one building with 90 units at three stories. Next slide, please. This is one of the nearby facilities. Next slide. and this is just another orientation of that and next slide is the other housing that Leslie referred to previously next slide please so this is the site plan the site plan shows a lot of roadways around the building as you'll see the building fronts on Rockefeller Road and there is an existing residence there that will be demolished it's a small bungalow and the most predominant feature is the roadways which are requirement of the fire inspector due to the fire access roadway requirements we are also providing for surface parking as well as parking in garages. We have stormwater facilities, which we can talk about a little bit later. Next slide, please. This is just closer up, focusing just on the area of disturbance for the project. You'll note that a large portion of the property is remaining undeveloped. Some of it is steeply sloped. Some of it has wetlands. and we've focused on this corner as the best corner of the site for the development itself. Next slide, please. Here are the pink and blue of it, the ones that caused us the most difficulty over the course of the past year. So there's no significance to the color whatsoever. They could all be green. They are the wetlands on the site. The wetlands on the site that are more valuable are being completely avoided. The ones in the middle of the site, which the Army Corps initially took jurisdiction over, are palustrian emergent. They're essentially just growing out of a fallow field. So there's not a lot of trees, not a lot of structure, just a lot of grasses. as you go down steeply to the corner there you'll see that that area is all steep and we'll see on the plans that the area of slope stability has been marked as well and that's the other reason why we're focused on the portion up closer to Rockefeller Road but these existing wetlands were identified early on by the core next slide please So this project actually started in 2022 when it went before the development committee with 103 units. The project then came before the planning board in November of 2023, where the planning board declared its intent to be lead agency. And it's a project with 90 units. and we lost a number of units due to density and other requirements. We have applied to the planning board for site plan and to the ZBA for four area variances. One is for height. We just are slightly over the height limitation. Density, I believe the amount of units that could be built here is 68, and we're seeking 90. we have four less parking spaces than we're required to have I believe and also front setbacks as we positioned the property or positioned the building as close to Rockefeller Road as we could we obtained a sign off from the New York State Office of Parks Recreation Historic Preservation in 2023 they found that there's no historical archaeological resources present on the site. There was a study done that served as the basis for that conclusion. We obtained the preliminary jurisdictional determination from the Army Corps in 2023, and the project was before both the planning board and the ZBA in 2023, 2024, and 2025. The ZBA had one evening of public hearings, and then they had to put it on hold until the planning board as secret lead agency made a determination. The project has been redesigned several times to address the town designated engineer comments, staff comments, and to address requirements related to the fire access roads. So, and lastly, the planning board did not issue a NGDEC prior to January 1st, 2025. So this project, even though it's been, next slide, in the works for three years, we still needed to go get a DEC freshwater wetlands permit. So we're nothing if not game to go. So as soon as the regulations were adopted, we requested DEC input on the project. There was a parcel JD request made to DEC. it took DEC 100 days to respond to that. So we didn't know what wetlands the department was going to take jurisdiction over until 4-24-2025. So as soon as we got the word, we went out in May with DEC's wetland specialist. That was Teresa Swenson. and DEC confirmed that the state is going to regulate the wetlands on the site because they're urban wetlands and therefore class two. So we got the earliest available pre-application meeting with DEC in June of 2025 to discuss the project. Next slide. and in we had a very positive meeting with DEC they did not then or now require any substantial changes to the design of the project they were very understanding of the fact that it had already been under review for a number of years and also quite honestly the only way to have fewer impacts would be to not comply with fire safety and that's just not really an option you know especially for this excuse me population of seniors we want to make sure we're complying with whatever the requirements are so as soon as we could we submitted an application to DEC in the Corps this was an update they already had applications in front of them for water quality certifications and for the nationwide permit. This application converted the applications to a DEC freshwater wetlands permit application, to an individual Army Corps of Engineers permit, and the required water quality certification from DEC as well. During the course of that, negotiations with DEC. DEC informed us that they would not accept mitigation in lieu fees. The Army Corps of Engineers preferred method of mitigation is in lieu fees. And that's in the regulations. It's been that way for many years. DEC's Part 663 regulations have not been updated to reflect that sort of modern preference. So we were told by DEC that we needed to mitigate these wetlands at a two-to-one basis and that we had to do it by creating the wetlands themselves. So what we did was we maximized creation of wetlands on the site, and then we went on a search which took a really long time to find appropriate off-site wetland mitigation locations. Now this, of course, has been vastly made more complicated by the fact that DEC now regulates pretty much every wetland in most of Bethlehem. So what we did is... Next slide. Sorry. I know this is a long story, and I apologize, but it's what happened, and I want to make sure you all know that we haven't been twiddling our thumbs for a year. So you'll see there in hot pink the areas of wetland creation on site. That gets us to 0.7 acres. It does not get us to 1.4 acres, which is 2 to 1. So we looked at the off-site locations, could not find a single one in the town of Bethlehem. We went back to DEC. Next slide. And this, you can see the creation area is a little bit clearer here without all the color. That's my opinion anyhow. Next slide. and this when you when you can open it up and look at it in closer up it has all the vegetation and the standards for the well and creation along with it so that's all there on the side next slide so DC said to us we understand you're having difficulties finding a place to create wetlands so we're gonna let you go to the Vlei Creek, whatever the other creek is. Now I'm going to forget. Well, anyhow, the Vlei Creek subwatershed. And this is a visual depiction of that subwatershed. Next slide. So we found a site on Ostrander Road in the town of Gildelin slash Altamont. and it is currently a farm. It's been used for a farm for many, many, many, many, many years and we coordinated with DEC. DEC said looks like a good location, so that was a relief and then we immediately went out and dug test pits. So we dug test pits and I believe Leslie gave you a copy of the updated plan that came actually today. So they dug test pits. Kevin identified the limits of wetland. The town of Gilderland had a few questions about whether we were casting 100-foot boundaries on other people's land, which we are not doing. and the amount of wetland creation is 0.9 off-site. It would be deed restricted so it's forever preserved and it will also be subject to the stormwater pollution prevention plan that we're doing for the town of Bethlehem essentially but it will be signed off by the town of Gilderland as well as the town of Bethlehem. And Kevin Weed prepared this plan of Gil Van Gilder, and the one you have has a lot more detail about the plantings and the mitigation and the grading. And we have transmitted that to DEC as of today, and we expect that we will get approval from them for the design of the mitigation. It's very simple. The test pitch showed where the groundwater is. The groundwater is sufficiently high that we'll be able to remove soil and create wetlands through planting vegetation. And just as every wetland creation effort is done, nothing unusual or weird. It's just digging down, encountering the groundwater, and planting the vegetation. So next slide. This is the grading plan. I just put this up there. I know it hasn't changed since we were before the planning board. It's basically the same. The only additional grading that's being done on the site is the wetland creation areas. Next slide. The stormwater plan also has remained the same. It's stormwater basins, and everything has been placed, so we're not having any slope stability issues. there were questions about that Terracons signed off on that there are soil engineers if you will next slide and this of course is the landscaping plan and we tried to follow all of the recommendations that the board had made most particularly Scott who's not with us anymore so just by way of reminder there was a study that we an adjoining property owner paid for of the existing pump station and there was a determination made by the staff that the existing pump station was adequate for the purposes of the project they wanted us to give them additional land if it ever needed to be expanded, which of course we are agreeable to. And there was a water hydrant study done, and there was sufficient pressure for the water. That was done under the supervision of Matt Hoffman by the town back in 2024, I believe. And I don't think there's any more plans, but we're all here if you have any questions we wanted to really update you as to where we are with DEC. DEC indicated in their notice of incomplete application that what they're waiting for now is the determination of significance by the planning board. Great thank you very much for that background you might want to stay okay follow questions I think it was very helpful to understand kind of the story of how the DC permit has transpired obviously this is the first project that we have had this on that has gone this far so thank you for that background maybe in keeping with that does anyone have any questions for Teresa or any of the applicants representatives in regards to the wetlands yeah I do kind of curious some Obviously, I know it's DEC's prerogative, but just for interest and edification, the off-site mitigation area, was that land subdivided and then acquired that portion that would be now the wetlands mitigation area? No. One of the people involved in the project, it turns out, they own the land. And it's going to continue to be a farm. That's the plan. So there's no subdivision or anything else. It'll just be a farm with a wetland mitigation area on it subject to a deed restriction. That begs the question, and how about the zoning? because sometimes you have a farm today and tomorrow. Preferably, I know that area is deed restricted, but I know the surrounding area. The intention of the property owner, and I can very confidently say this, is that it's going to continue to be a farm. It's been a farm for a long time, and the deed restriction will always protect the wetland without regard to what's being done with the property. If it were subdivided on its own, the fear would be that it would go for taxes and then you'd have somebody buying it who's not aware of the deed restriction. So it's much better to keep it under the ownership of the person who's involved with the project. If it got made into something else, they just wouldn't be able to it's deed restricted they'd have to work around it right that's right but you said before they were worried about the 100 foot buffer it still applies it just wasn't on someone else's property right don't you have to do restrict the 100 feet yes and we will definitely do that yeah and i don't know why they cared about it being cast on somebody else's property because that's what the law did they just wanted them to know but i just wanted to make sure yeah yeah the 100 feet yeah they probably wanted to make sure someone didn't know their property was being restricted, though, because I don't know that they can do that on someone else's property. You can, because it's the regulation that does it. I don't know that they would have allowed it. The state might not have accepted it. I mean... One thing if it's an existing wetland. Yeah, but making a wetland and making a restriction on someone's property. That's kind of what the regulations did, though, just to be clear. I mean, we're not doing that. We've designed it so we're not. That's probably why the town would have stepped in. Probably why wouldn't allow you just to write randomly yeah put some I just wanted to make sure it's still included. I see your hundredth buffer line, but that's us. Yeah. Yeah. Yeah. Yeah Patty also had a question, but before we get to that red, did you have any follow-up? Okay, hey Thank you, Brian Teresa, I have prepared just a little comment I wanted to make with regard to the wetlands and seeker but before I go there, I just want to back up to something you said because in in some of the attachments to tonight's agenda and in the original development planning committee meeting. At that meeting, because if you were to reduce the footprint of the project, you could meet fire code without the degree of wetland disturbance. But, and I think I had read somewhere along the lines of your multiple appearances that you talked about at that development planning committee meeting where instead of having one building and the height variance, you would look at two originally, and then now you've come back, and that's not an option anymore, correct? That is correct, yeah. We really don't have enough room for two buildings on this site. And I will say, just to address the issue head on, the project's not economically feasible with less than 90 units. I mean, it's nothing short of miraculous that we're still here because it's been such a long process with carrying costs and everything else. So what we have tried to do is, you know, do the best we can with what we've got, but we really don't have the option of making the project any smaller. Thank you. I remember you saying that in 2023 to me when I asked a related question about reduced numbers. I think you also shocked me at that time when I asked what qualified senior housing. and Mr. Hershberger said 55 years old. So it's definitely a type of housing in our comp plan. But I have one more quick question before I get to my comment. The concept of going to another municipality to mitigate in a wetland is new to me and also creating a new wetland. So wetlands also, it's not just the texture of the earth and the removal and the moisture and the green stuff, for lack of a better word than I'm coming up with right now, but it's also the nature of the inhabitants of a wetland that make them so valuable. How do we invite the appropriate creatures into a new wetland? That just happened naturally. Honestly, that just happens naturally. Now, the area of wetland that we're creating on the farm, okay, if you think about it, just merely no longer farming invites a lot of critters in. Right? So on our property, the property in the town of Bethlehem, I don't believe that that area of the site where the wetlands have been identified was previously wet. It was created by drainage. It was created by development on other properties and by the fact that it was at one time farmed and then wasn't farmed. so the landscape as a whole is not a static thing it's something that changes all the time and the animals change with it and I think the best example for that is when you look at the endangered species that have come back so strongly like the bald eagle nobody had to invite them back once we stopped killing them they were quite happy to go back in their niches and persist. And there's nothing on our site, like we're cutting very few trees, we're affecting very little vegetation, so there's no ground nesting species that are currently there that are going to be displaced or anything like that. It's much too small a site in an urban area, as DEC tells us. where you just don't have like harrier hawks or the other types of species that you find, say, out in Montgomery County that are being displaced by the solar farms. Agreed. Teresa, I thank you very much for that. So now just my quick comment because of my passion about wetlands, which I know you're aware of. I always have concerns regarding wetland disturbances and related disturbances to them due to their environmental importance in general and with regard to this application. Yet realizing the design and the application also meets our comprehensive plan requirements and goals of providing senior housing. I also have questions about the siting of the mitigation location, but you did speak to that very well tonight, and I appreciate you doing that. This mitigation, though, is permissible. There are seeker impacts on the adverse environmental concerns, yet those impacts are being mitigated, minimizing the negative impacts of this disturbance. I know a new wetland will be created and a deed restriction. Thank you for confirming that as well. Will be placed on the property. So I do believe, in fact, there is a net conservation benefit. So I will say thank you. Thank you. Thank you, Patti. I think maybe just one clarification, too. When you mentioned the search for a site, you mentioned that once you went out of the town, you had to go within the same watershed. Did that rule also apply within the town boundary? Were you only able to work with DEC within the watershed, or did that only apply once you got out of the town, just out of curiosity? That really only applied once we got out of the town. Okay, so I did hear you right, that you looked at sites throughout the whole town but were not able to find anything. And so then you went back to DEC, and they said you can look here, and they gave you a boundary of the watershed that you're in currently. That is exactly how it happened. And we did look very hard in Bethlehem because, you know, why not? We approached a number of people who were not interested, participating in welling creation. So we spent a lot of time really trying to do it, looking at a lot of properties. And once they told us that we could look at the sub-drainage basin, and it's still a sub-drainage basin, then it just so happened that one of the people involved in the project owned land there and that we could use that. So it wasn't on our radar. It was completely fortuitous. And it's a very good location in terms of... It seems like an even swap, too, in terms of the fact that you've got a farm field. Right. It's kind of interesting how that all played out. So thank you for that background. I think one more question. If I could just jump in quickly. Yeah. Just note that. Sorry, I just want to note that when you're looking on the screen. Debbie, is it possible to turn off Teresa's microphone at the box or no? Not at the bottom. Okay. Can we just temporarily move it to the center? I think it's the distance between these two. Sorry. Thank you, Teresa. No, it's not you. Let's try that. Thank you. So when you look at the town of Gilderland site here off of Ostrander Road and you look at the DEC informational wetlands that are mapped, there are DEC wetland, informational wetland level wetlands here and here within close proximity of where they're going to create the wetland. Okay. Thank you. And I think Rad had a question as well. Yeah. My comment was going to relate to, I think, Teresa mentioned that the site you ultimately found was in the sub drainage area, and it was, I think, in the Vlight Creek Reservoir. No, the Vlight Creek Reservoir is the town's primary water supply source. So I think that was considered like a net benefit also to the town. I just wanted to add that just in case we're not aware. Good point. Thank you. Thankfully, Rad was on a watershed subcommittee for us a while back, so thank you. All right. Leslie, was there anything else this evening? I know wetlands was the main topic of discussion. Any other updates or things you wanted the board's feedback on? No, I just wanted to confirm that MJ Engineering and as well as Town Engineering Division have both confirmed with me that they are fine with the project moving on to Seeker NegDec for the next meeting. Any comments that they had are all minor now. Okay. Sounds like a plan. So it sounds like we have a plan for our next meeting. Any other board member questions? So at this point, we can table the project for this evening. Thank you all for coming. And I believe that's all we have on the agenda. Any new business? Okay. Can I have a motion and a second to adjourn? So move. All right. And all in favor? Aye. The meeting is adjourned. Our next meeting is Tuesday, March 3rd at 6 p.m. Thank you, everyone. 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