Glens Falls-based developer Chris Patten did not bring a plan to the Glens Falls Planning Board as much as he brought a concept that fit current zoning on a patch of open land in downtown Glens Falls, he told the planning board Tuesday night March 2. The concept calls for him to build on 56% of the land and donate the other 44%, about 10,000 square feet, to the city as a park or greenspace.
The open land is the “greenspace” at the corner of Glen and Bay streets and is in a tug-of-war between Patten and the city.
"I'm trying to get through a concept with everyone here tonight,” Patten told the board via Zoom. If he can get approval for the basic concept of his building then he'll spend the money to create a full plan. "We'll come back again, no problem."
He owns Patten Property Development LLC.
The conceptual building follows the current zoning on the land which was split from the Monument Square property at 333 Glen Street last month. The land is a narrow parcel running along Bay Street directly across from City Park.
Patten brought a basic design of a four-storey building, with office space and one-bedroom apartments, a design that matches what code allows, he said.
He is under contract with the owners, 333 Glen Associates, LLC, to buy the property if he can get a plan approved. However, the city wants the property and the planning board does not approve concepts but full plans only. Officials said what Patten brought was at best 50% complete.
"We need a certain level of detail,” said Daniel Bruno, chair of the board.
He reminded Patten that the board represents the whole city. Decisions of the board need not only look at zoning but at aesthetics and use.
“Planning boards have latitude,” Bruno said.
Most people during public comment said they did not like the idea of developing the open space that has been used in the past by the city, especially during the LARAC festivals. Others agreed with Patten. At least two planning board members seemed open to the idea of development.
Peter Accardi said, "City Park is hardly ever used.” He said in the summertime, homeless people take over.
Ethan Hall said his former office overlooked the space which was hardly ever used. If planned properly, the building could accent the historic Church of the Messiah, next door on Glen Street, and create a pocket park similar to the one next to the Glens Falls National Bank building, diagonally across the intersection from this parcel, he said.
In an interview yesterday, Judy Calogero, chair of the Glens Falls Industrial Development Agency and the Greater Glens Falls Local Development Corporation, said the property should not be developed, even with a pocket park. She cited concerns about aesthetics, access to the building and parking.
Mayor Dan Hall reconfirmed that the city wants to buy the property.
The city is trying to implement the downtown vision strategy plan that was created years ago, Calogero said, which called for a park district in that area.
"Cities also need green space, and we don't have a lot of it," she said. "Do they [the city] wish that they had changed zoning [to prevent development]? I bet they probably do. Do they wish that 333 Glen [Associates] had come to them before, to say, ‘Look, we're trying to sell this lot.' Absolutely."
The Glens Falls Planning Board tabled the discussion but left open the public hearing so that people may comment.