SCHENECTADY — The City Council on Monday will discuss a proposal to rezone nearly 60 acres of the Stadium Golf Club that would allow the property to be used for a number of commercial uses — the first step in redeveloping the decades old course.
Third-generation owner Greg Hannel announced plans last year to sell the 18-hole course to Scannell Properties of Indiana at the end of the 2022 season, though the sale of the nearly 120-acre property, which stretches between Rotterdam and the city, hinges on the property being rezoned to allow commercial uses being eyed by the development company.
The course currently sits in a multi-family residential district.
But Scannell has submitted an application to rezone 54.6 acres of property at 302 Jackson Ave. to a C-5 business district, which would allow the property to be used for a number of commercial uses, including retail and warehouse space. Rezoning the property would address a new for commercial space in the city and would not only help reduce the tax burden, but align with development plans laid out by the city as part of its comprehensive plan two years ago, according to the application.
“There is significant need for additional commercial space in the City (and in the Town of Rotterdam) to provide real opportunities for economic growth in the City and the County of Schenectady,” the application reads. “This Property and this proposal in particular, provide a unique opportunity to offer such growth potential with limited impacts on the overall community.”
An additional 62.8 acres in Rotterdam would also need to be rezoned to allow for commercial use. The Rotterdam portion of the property is currently zoned for residential purposes.
The golf course first opened in 1965 and has since become one of the busiest courses in the region.
It’s unclear what type of development would be built on the property should the rezoning eventually be approved. “Specific users have not been identified” for the site, according to the application.
Scannell, however, said any new construction, including parking, would use less than 70% of the site and would follow all local laws laid out in Rotterdam and Schenectady.
In addition to retail and warehouse space, the business district also allows for light manufacturing uses and small-scale assembly under city zoning laws.
A timeline for the potential rezoning remains unclear.
An extensive environmental review must be completed before the process can move forward. That includes a 30-day public comment period that council members could potentially advance as early as Monday.
In addition, an in-depth traffic study would also need to be completed, and an economic analysis is also recommended for the site, according to comments from the city in response to Scannell’s application.
The property sits adjacent to Interstate 890 and Route 7 to the west and north, respectively, but also sits between two residential districts, with several houses butting up directly against the property.
An access road to the site would be constructed along Jackson Avenue, a residential roadway, according to the rezoning application.
Upgrades to Jackson Avenue would need to be completed and traffic along Route 7 would also need to be taken into consideration since the state’s Department of Transportation operates three traffic lights along the roadway and has indicated it would not accept any changes that would disrupt traffic along the roadway, according to comments from the city.
A preliminary traffic study submitted by Scannell estimates that a bulk of the traffic using the site would come from Route 7, but notes a number of intersections could face traffic disruptions, including several along Route 5, or State Street.
“Primary areas of potential traffic impact are the Route 7 intersections at Watts Street, Albany Street and Route 5, the Route 5 intersections at Jackson Avenue and Van Zandt Street, as well as local intersections of Albany Street with Kings Road, Albany Street with Watts Street/Jackson Avenue, and Watt Street with Cambridge Road,” the study reads.
The study recommends a more in-depth traffic report be completed, which would include 15 scopes of work, including the examination of traffic at nine intersections during peak morning and evening hours, as well as a review of past traffic accidents at certain intersections for the past three years.
An economic impact study submitted by Scannell provides a range of potential tax revenue on new construction that ranges from $930,250 for 500,000 square feet in new construction at an assessed value of $50 per square foot, to $2.6 million for an 800,000 square feet in new construction at an assessed value of $100 per square foot of assessed value.
The study also states that commercial development would put less strain on city resources and create more revenue than if the property were to be developed for single-family homes.
“While we cannot comment on the exact fiscal impact of the Development or the residential alternative, it is reasonable to assume that the Development would generate more in net revenue to the City, Town and school districts than a single-family development alternative,” the report reads.
Contact reporter Chad Arnold at: 518-410-5117 or [email protected]. Follow him on Twitter: @ChadGArnold.