Planning Board Gets Earful About Sharp Road Development
By Doug La Rocque
Under the Natural and Agricultural Resources section of the Town of Brunswick’s Comprehensive Plan, two of the goals stated are to provide safeguards to protect sensitive environment areas and water bodies, as well as to allow for the protection of farmland and rural lifestyles. That was a major point brought out during a continued public hearing on Thursday, August 1, on a proposal to build 17 single family homes on an 18-acre tract of land on the Brunswick-North Greenbush border. One speaker after another again hammered home their concerns about the density of the proposed homes on the Brunswick side of the line. The lots are all at .6 acres or just slightly above in size, as is called for under the current town zoning in a R-25 district, such as this is. Other points brought up concerned sewer, as it relates to nearby homes wells, storm water runoff, the environmental impact on nearby wetlands and wildlife, as well as traffic. Some contending the project itself is in conflict with the Comprehensive Plan.
These were all points raised during the initial phase of the public hearing back on July 18. By Brunswick Planning Board rules, Sharpe Road Development LLC had to answer these concerns in writing before the hearing continued. Eric Redding P.E. of Bergmann Associates represented the applicant at the hearing, and answered some of these concerns, simply by stating they are allowed under current zoning regulations. That did not sit well with many of those present for the hearing. The board, with only four of the seven members present, decided to leave the hearing open for more possible comments at its Thursday, August 15 meeting.
Not all who spoke are dead set against the proposed development – it is just the number of proposed homes on such a small parcel of land. Thirteen of the lots are in Brunswick, while four sit on the North Greenbush side of the line. These four are all on 1.5 acre parcels, as is required by North Greenbush standards. Several of the speakers asked why the number of home sites in Brunswick could not be reduced, and placed on similarly sized parcels.
Another bug-a-boo not yet worked out is the fact that the four homes on the North Greenbush side of the line would require Brunswick to provide them with water and road services, once the road into the development is constructed and turned over to the town. The towns have yet to come to an agreement over what form or how much reimbursement North Greenbush would provide Brunswick for these services.
The Sharpe Road Development is not the only proposal to run into the density issue of late. The Town Board heard many speakers bemoan the .6 acre sized lots proposed for Brunswick Acres, a 26 unit single-family development under consideration for lands located along Brunswick Road (NY Route 2). At the Planning Board’s July meeting, there were an equal amount of residents in attendance, as where there to speak on the Sharpe Road proposal, because the Valley Avenue Apartment project was also on the agenda. There, developer David Leon hopes to build several structures housing 201 apartments on land located off Hoosick Road (NY Route 7), behind the Planet Fitness building. Back in December of 2018, the Planning Board found many positive environmental impacts and directed Mr. Leon and his engineering firm to answer a number of points put forth in a “scoping document.” Mr. Leon returned that form prior to the July meeting, but the board, as well as its attorney and engineer, found the answers to be incomplete and returned it for more work.
Back in July, Town Supervisor Phil Herrington told The Eastwick Press, it might be time to look at the density concerns. This week he told the paper he hears the people’s worries and plans to review where these R-25 zoning areas exist in the town. He also said that when the new zoning was adopted several years ago, it was understood that as time passed, some changes may have to be made. He indicated that now may be one of those times. His statements are echoed by Town Board member Dan Casale, who said many residents near the Brunswick Acres site have brought density concerns to his attention. At the Planning Board meeting, several speakers were urged by residents to bring their concerns to the Town Board, as it is the only town government agency with the power to make changes to the zoning code.