APPLICATION PROJECT REVIEW NOTES – New Business

Town of Ulster, New York

Planit Main Street, Inc.

Planning Consultants Hudson Valley Mall Food Court & NCG Facade
P.O. Box 824 Site Plan Amendment
Rock Hill, NY 12775 1300 Ulster Avenue
RC – Regional Commercial Zoning District
June 6, 2018

File: ULSTER18-31

Mr. Gary Mulligan, PB Chairman

Town of Ulster
1 Town Hall Drive
Lake Katrine, NY 12449

RE: Hudson Valley Mall

S-B-L: 48.12-1-1.112

Dear Mr. Mulligan:

A. FINDINGS.
1. Summary. The applicant – Rob Johnson with Hull Property Group for Kingston Mall, LLC (Owner)
– is seeking Site Plan Amendment approval to enhance the building façade for the exterior entrance
to the Hudson Valley Mall Food Court and Movie Theater (to be operated by Neighborhood Cinema
Group (NCG) Cinemas). The Proposed Action is subject to Site Plan review by the Planning Board,
since it involves a material deviation in the color scheme from the existing building. The Planning
Board has authority to approve the Site Plan in accordance with Section 145-2 of the Town Code.
In accordance with the Town of Ulster-Ulster County Planning Board referral agreement, the
Proposed Action does not require referral to the Ulster County Planning Board since an increase in
parking is not required for the Proposed Action.
2. Documentation:

- Consent Form signed by Rob Johnson (Agent) for Hull Property Group dated May 26, 2018;
- Site Plan Review Application by Rob Johnson (Agent) for Hull Property Group dated May 26, 2018;
- SEQRA Short EAF Part 1 by Rob Johnson (Agent) for Hull Property Group dated May 26, 2018; and
- Floor Plan and Building Elevations prepared by Mayotte Group Architecture dated March 8, 2018.

3. Existing Conditions:

a. Surrounding development: North – Big box regional shopping center with the following anchors:
Walmart; Ollies, Toys-R-Us, Lowes Home Improvement Center and Sam’s Club and Gander
Outdoors, Courtyard by Marriot and Residence Inn; east – undeveloped lands, capped County
landfill and solar farm; south – regional retail commercial; west – big-box retail development
and restaurants along U.S. Route 9W.
b. Subject Site. The Hudson Valley Mall, which is an enclosed mall with anchor stores such as
Target, Best Buy, with retail and personal service establishments situated in between.
Hudson Valley Mall
Page 2
4. Proposed Plan. The applicant is proposing to transform the façade of the Hudson Valley Mall near
the entrance of the Food Court and Movie Theaters, which is presently vacant and is proposed to be
refurbished and operated by Neighborhood Cinema Group (NCG Cinema). The project includes an
exterior remodel consisting of installing a new exterior cladding (metal composite material) and the
new NCG Cinema sign and logo to make the mall entrance more appealing and easy to identify.
Wall sconces will be installed along the wall of the Mall and the existing pre-cast concrete panels
will be painted. New wall signs will be placed above the mall entrance and the existing EFIS system
will be patched and repainted. The applicant provided a Floor Plan and Building Elevations prepared
by Mayotte Group Architecture dated March 8, 2018.

5. Design Issues.

a. Signs. The new signs must comply with Section 190-33 of the Town Code, which sets the
maximum permitted sign area for wall signs (in the RC-Regional Commercial District) as 1 sf
for each linear foot of building width (per façade), or 100 square feet, whichever is less. The
applicant must provide specifications for the proposed wall signs to demonstrate compliance
with Section 190-33 of the Town Code, or that the sign area is no more than the area of the
existing wall signs along these building walls of the Hudson Valley Mall.
b. Building Elevation. The applicant is proposing metal panels to accentuate the corners of the
NCG Cinemas, more vibrant colors and lighting to give this entrance to the mall a more vibrant
look. The balance of the building façade will remain unchanged, except for painting. I
recommend the Planning Board approve the proposed changes to the color scheme.
c. Off-street parking. The Proposed Action does not result in the need for an increase in off-street
parking nor result in the loss of any off-street parking. Referral to the Ulster County Planning
Board is not required.
Hudson Valley Mall
Page 3

B. CONCLUSIONS AND RECOMMENDATIONS

1. Summary. I recommend the Planning Board approve the proposed changes to the color scheme.
The applicant must provide specifications for the proposed wall signs to demonstrate compliance
with Section 190-33 of the Town Code, or that the sign area is no more than the area of the existing
wall signs along these building walls of the Hudson Valley Mall.
2. SEQR. The Proposed Action is a SEQRA Type II Action. The Planning Board should classify the
Proposed Action as a Type II Action. No further action pursuant to SEQR is required.
3. Action. I recommend the Planning Board grant conditional Site Plan Amendment approval, subject
to the condition the applicant provides sign details to ensure compliance of the signs with Section
190-33 of the Town Code.
The above concludes our comments regarding this project at this time. Additional comments may be
forthcoming upon the submittal of revised plans. These comments have not been reviewed by the
Planning Board or Town Board and are therefore subject to revision, deletion or addition by the Board.
Sincerely,

Alan J. Sorensen, AICP

Cc: James E. Quigley 3rd, Supervisor
Jason Kovacs, Town Attorney
Kathy Moniz, Building Inspector
Gabrielle Perea, Planning Board Secretary
Vincent Maggiore, Sewer Superintendent
Frank Petramale, Highway Superintendent
John Rose, Water Superintendent
Shawn Heppner, Ulster Hose No. 5