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April 2, 2008

Planning Board OKs student-housing construction

By DAN HEATH The Press Republican Wed Apr 02, 2008, 12:00 AM EDT

PLATTSBURGH -- A 400-bed student-housing complex has been approved by the City of Plattsburgh Planning Board.

Craig Zogby, project manager for the United Group, said the company is looking to start demolition of the former St. John's Academy building in April or May.

Construction of the Plattsburgh College Suites would begin when that is complete and is expected to be done in time to have students lease rooms for fall of 2009.

Zogby said he realizes some area residents have issues with the size of the project but said the United Group has had successes at other colleges.

"When people see how we manage them, see how we come through with what we claimed we would come through with, they're pretty happy we're there."

AESTHETICS

United Development Corp. Executive Vice President Jeff Smetana outlined some recent design changes. The building will be shaped like a giant H, with the southern legs of the building angled inward.

That helps reduce the visual length of the building when viewed from Broad Street. It will also provide easier access for maintenance, daily trash collection, shipping and receiving, he said.

The front of the building will feature a brick facade, while the sides will be a combination of clapboard and brick, with bump outs to make it more aesthetic.

The brick facade provides a match with nearby Macdonough Hall, while the clapboard sides help make a transition to the neighboring residential areas, Zogby said.

Smetana said a cafe, exercise and game room will be located on the first floor. Laundry rooms will be on the second and third floors. Management offices are in the central portion of the first floor.

110 SUITES

There will be about 10 two-bedroom suites and about 100 four-bedroom suites in the two north-south legs of the building. Common areas in the central core provide additional sites for socializing.

Green space in front of the building will include some benches and retaining walls, another place to socialize. There will also be benches in the back, where 120 feet by 225 feet of green space provides enough room for students to throw a Frisbee or play catch.

Smetana said wireless Internet access is included and should extend to the green space in the front and rear of the building. Plans also call for sand volleyball courts and picnic tables on the Steltzer Road side of the building.

SECURITY

The four-story building will be locked at all times, Smetana said, with students able to gain access with a swipe card. Visitors need to press a buzzer and have someone come to the door to let them in.

United Realty Management Group will manage the site, with a property manager, assistant manager, maintenance manager and maintenance staff. A security office will be staffed when the offices are closed, and there will be a number of residential advisers on site.

The building will be equipped with a full sprinkler system. Access for emergency personnel is provided through a Knox-Box system.

Access to the parking lot will be from Broad Street and from Steltzer Road. There is a mixture of 374 regular and compact parking spaces.

Residents will need to register their vehicles and obtain parking permits. United Management personnel will address parking issues with warnings and tickets, Smetana said.

PEDESTRIAN WALKWAY

Another change involved creation of a pedestrian walkway running east and west through the parking lot to provide access to recreation areas on the Plattsburgh State campus near Macdonough Hall. The walkway will be protected by curbing and bollards to prevent intrusion from parked cars.

Lighting is planned to not spread beyond the property lines. Planning Board Chairman Joseph Rotella asked for some additional lighting in dimmer areas on the edge of the parking lot for safety reasons and was told that would be done.

Zogby said the United Group has a contract with the City of Plattsburgh to purchase the section of the boulevard that runs parallel to Broad Street. There will be handicapped and visitor parking along that section, but drivers will still be able to use the road.

Visitors need to register their vehicle and obtain a parking pass to display, Smetana said.

Zogby said Albany-based EYP Architecture and Engineering is the project architect and Conroy and Conroy is the contractor.

4-1 VOTE

The Planning Board unanimously approved the long-form State Environmental Quality Review, with the project having no negative declaration.

The project's final plan passed 4-1, with Rotella casting the negative vote.

"I think it's a good project, it's just too big," he said after the meeting.

Rotella said he believes a variance on green space granted by the City of Plattsburgh Zoning Board of Appeals creates a dangerous precedent.

"I think they opened Pandora's box by saying they can use the recreation facilities at the college (for that purpose)."

dheath@pressrepublican.com

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