LaBella Associates - Relevant Experience - Town of Schoharie Gateway Area Plan
city of plattsburgh
SmartCode Plattsburgh
LaBella Associates is currently leading the SmartCode Plattsburgh project, the City of Plattsburgh’s first comprehensive zoning regulations update in over 25 years.
SmartCode Plattsburgh is the first step in implementing the City’s recently updated Comprehensive Plan and Local Waterfront Revitalization Program (LWRP). The process involves ongoing stakeholder and public involvement, with numerous hands on public workshops. In addition, online collaboration has been implemented, including ArcGIS Story Maps and community and design preference surveys.
These measures ensure the update process takes into consideration the daily issues, concerns, and priorities of residents, business owners, and college students. A detailed urban land use, zoning, and walkshed analysis was also conducted to provide the city with a current understanding of existing development patterns and identify rezoning opportunities.
Key goals of the SmartCode Plattsburgh project include creating a more streamlined and simplified set of land use regulations, facilitate compatible infill development, repurpose vacant and underutilized properties, increase opportunities for quality affordable housing, preserve and enhance the city’s historic character, and improve the predictability and efficiency of project reviews.
client partner
Wendell K. Hughes
Mayor City of Plattsburgh (518) 563-7701
mayor@cityofplattsburgh-ny. gov
The SmartCode streamlines development while preserving Plattsburgh’s history and natural beauty, creating a more attractive, livable community for generations to come.
Village of Menands
Comprehensive Plan & Zoning/Land Use Regulation Updates
LaBella worked with the Village of Menands to develop its first ever Comprehensive Plan and update their aging zoning regulations., using a hybrid Form-Based Code Approach. Like many small urban communities in the Capital Region of New York, Menands has its challenges: aging housing stock, declining population, vacant commercial sites along its main corridor and long-term infrastructure, needs. However, Menands continues to benefit from its excellent location along a robust transportation system, proximity to the Hudson River and Albany and related urban centers. The Comprehensive Plan explores ways to leverage the Village’s assets, build excitement, enthusiasm and define a plan to revitalize Broadway, reactivate underutilized sites, and set priorities for future municipal investments.
LaBella’s scope of work included all public outreach and engagement, a series of Focus Group meetings, a SWOT analysis,
client partner
Brian Marsh
Mayor Village of Menands (518) 434-2922
marshb@villageofmenands. com
inventory analysis, development of a vision statement, goals and recommendations. The Village was particularly interested in reactivating underutilized sites and updating its land use regulations.
The comprehensive plan includes land use and zoning recommendations for the Village.
town of hamburg
Hamburg Gateway Revitalization Design
The Hamburg Gateway Revitalization Design project’s goal was to provide design concepts to propel the revitalization of the South Park Avenue and Camp Road suburban commercial corridors. Land uses and design standards in the underutilized corridors were not aligned with the residents’ preferences for uses, appearance, and character. At the same time, the corridors were unpleasant for pedestrians and bicyclists. Therefore, the advisory committee wanted to focus on two strategies:
• Road Diets & Trails –reducing pavement and lane widths, creating safer opportunities for pedestrians and bicyclists, enhancing crosswalks, introducing pedestrian/bike trails, and, constructing landscape and/ or streetscape improvements
• Re-purposing sites – redevelopment of underutilized plazas or sites, construction of new buildings, improved aesthetics (sites & buildings), and exploration of a greater mix of uses
Based on the analysis of the corridors and the advisory committee’s input, the following recommendations emerged:
• Develop strategic sites for a mix of uses
• Implement traffic calming via a “road diet” including smaller lane and pavement widths and increased space for pedestrians and bicyclists
• Maximize development potential, while improving the pedestrian and bicyclist experience, by introducing mixed-use liner buildings along the corridors in underutilized parking lots
Client Partner
Randy Hoak Supervisor
Town of Hamburg (716) 649-6111 x 2216 supervisor@ townofhamburgny.gov
• Improve pedestrian and bicycle safety and amenities by creating a new multimodal trail system, sidewalks and enhanced crosswalks
The Town intends to implement the recommendations through changes in zoning, development regulations, and roadway improvements over time. Information and recommendations in the plan will also be leveraged to apply for grants.
town of clay
Land Use Strategy
LaBella was pivotal in assisting the Town of Clay through a land use study. LaBella’s efforts in the Town of Clay were particularly timely, as the region is set to undergo significant transformation with the incoming development of Micron’s new semiconductor manufacturing facility. This large-scale project is expected to bring thousands of jobs to the area and drive further economic growth.
LaBella’s expertise in land use planning helped position the Town to accommodate the influx of development while ensuring that the community remains accessible, sustainable, and prepared for the future growth that Micron’s presence will create. Recognizing the Town’s growth and its changing needs,
Work focused on creating three key town centers in Clay, which serve as vital hubs for commerce, community activities, and public services. By strategically planning for improvements in these areas, LaBella helped ensure that the Town would become more
Client Partner
Damian Ulatowski Supervisor
Town of Clay (315) 652-3800 supervisor@townofclay.org
vibrant, walkable, and connected, fostering economic growth and creating spaces that encourage social interaction.
The impact of LaBella’s work in the Town of Clay has been significant. Through collaboration among residents, government officials, and planners, a plan was developed that has improved the quality of life in the community.
Newly designed public spaces have become more welcoming and accessible, promoting social interaction and boosting local businesses. This thoughtful
planning provides a foundation for sustainable development, ensuring that the Town of Clay remains a dynamic and inclusive place to live and work well into the future.
By shaping vibrant town centers and laying the groundwork for sustainable development, LaBella is helping the Town of Clay prepare for major growth.
Capital region transportation council
Niskayuna Route 7 Complete Streets Plan
LaBella is leading a study focused on NY 7, which is significant corridor serving Niskayuna’s vehicular traffic. The roadway is five lanes wide with a 40-45 mph speed limit, operating speeds above 50 mph, vehicle volumes over 20,000 AADT and has had five fatalities in the last 5 years. Marked crosswalks are scant with gaps over a mile between them limiting walking trips which cross NY 7.
The purpose of this study is to identify improvements for NY 7 that will enhance mobility, resiliency, and safety for all road users.
LaBella is preparing the study content which includes a comprehensive evaluation of lane widths, intersection configuration, pedestrian infrastructure and travel patterns, and traffic volumes, as well as a detailed safety screening and crash assessment. The study also includes robust public involvement plan and the development of concepts and recommendations for the 3.5 mile long corridor.
client partner
Carrie Ward Senior Transportation Planner CRTC
(518) 458-2161
cward@cdtcmpo.org
The study findings of the NY 7 corridor will be used to create safer crossings, calmer traffic, and more accessible travel options that improve quality of life for all who live, work, and travel through Niskayuna.
Town of Plattsburgh
Community Planning
LaBella has assisted the Town of Plattsburgh with a number of planning initiatives over the years. The Town has been successful in establishing a transportation and aerospace hub; attracting investment from Novabus, BAE, Bombardier, and Norsk Titanium.
The Town has proactively planned for growth, seeking to attract investment in its Town Center. Here is a sampling of projects completed with the Town.
LaBella assisted the Town of Plattsburgh in preparing a request for $10M in funds from the 2024 NYS DRI Program. LaBella crafted and executed a public outreach and engagement program to identify key revitalization projects for the Town Center DRI Area. Outreach included a project website, press releases, an open call for projects, meetings with prospective project sponsors, and a series of public workshops. Working closely with the Town’s planners,
LaBella assisted in identifying and vetting both public and private projects proposing over $116M in investment in the Town Center. The application proposes a series of transformative projects including revitalization Champlain Centre mall, construction of an indoor sports facility, creation of a Nordic spa, a new childcare facility, mixed-use senior housing, public park improvements, and streetscape enhancements.
client partner
Trevor Cole, AICP Senior Planner
Town of Plattsburgh (518) 562-6850 trevorc@townofplattsburgh. org
NYS Route 22 Industrial Rezoning – SEQRA Review
LaBella assisted the Town Board and Planning Department in the evaluation of a proposed rezoning of 137.4 acres of land from residential to industrial along NYS Route 22. The Town desired expanding the availability of industrial property and engaged LaBella to prepare the SEQRA
Funding from the 2024 NYS DRI Program would assist in implementing transformative projects throughout the Town, strengthening Plattsburgh’s as an economic driver in the North Country..
Town of Plattsburgh
Community Planning (...cont’d)
evaluation which explored the potential redevelopment of the vacant property as a warehouse, fulfillment center, and/or manufacturing facility. A buildout analysis was completed, and the environmental review explored the potential water and wastewater usage, traffic generating characteristics and physical impacts of the noted scenarios.
Saranac Power Partners NYSERDA Just Transition Site Reuse Planning
LaBella is currently working with the Town of Plattsburgh on a site reuse study for the Saranac Power Partners Co-generation facility. NYSERDA has provided funding to conduct environmental due diligence, a market analysis, an evaluation of site infrastructure to develop a foundation of site conditions. The study will include development of a series of concepts depicting reuse options and architectural renderings illustrating these options. The program will provide funding to market the site to attract developer interest when the current site is no longer active.
Town Center – Smart Growth Plan
LaBella was recently engaged to develop a Town Center Plan which was funded through the Consolidated Funding Application (CFA) process. The Town Center Plan provides a framework to manage growth in a rapidly developing commercial area of the Town. The Town wants to encourage a denser mixed-use development and a variety of housing styles.
Form Based Code Zoning
LaBella recently completed the preparation of a Form Based Code zoning regulation and design standards. LaBella prepared a new regulating map that adheres to smart growth, transect zoning principles. The work includes smart-code format zoning standards for the new Town Center districts, an official map that depicts the new roadway layout as well as the corresponding SEQR evaluation. Related work includes revisions to the Town’s highway design standards to include complete street principles, green infrastructure design practices, and new parking standards. LaBella is also helping the Town coordinate with NYSDOT on the redevelopment of the NYS Route 3 Corridor.
Comprehensive Plan
Plattsburgh is the commercial and employment center of Clinton County; as such, it faces a variety of growth and management challenges. LaBella initially assisted the Town in developing a Comprehensive Plan that explores ways to attract a new generation of
Through multiple community planning efforts, the Town is well positioned to uphold its successful sustainable smart growth strategy.
Town of Plattsburgh
Community Planning (...cont’d)
manufacturing businesses to the Town that will take advantage of its proximity to Canada markets and the Adirondack Northway (I87). The plan identifies strategies for improving the appearance and design of the Town’s commercial centers, improving and rehabilitating housing stock, and reuse opportunities for the former Clinton County Airport property. Public participation included a series of neighborhood meetings as well as stakeholder interviews. The plan included a clear implementation schedule outlining roles and responsibilities.
Recreation Master Plan
LaBella prepared a master plan for the Town’s park system which consists of11 parks and shared facilities with several school districts.
LaBella conducted an inventory of facilities at each park, met with various stakeholders and led a public outreach process. Based on an assessment of the Town’s changing demographics, additional facilities and programs for seniors, more trails, and added water access facilities were recommended.
BOA NOMINATION STUDY
VILLAGE OF DOLGEVILLE, NY
BOA Nomination Plan
The Dolgeville BOA Nomination Study is designed to provide the Village of Dolgeville with a path forward for identifying potential projects and funding sources with clear, actionable steps the Village can take to continue improvements in the Village core. The Nomination Plan identifies ten strategic sites for targeted improvements designed to reimagine underutilized parcesl, diversify housing options, and promote small businesses and tourism.
Community engagement played a critical role in shaping the projects, which are design to promote a vibrant and active village center with good economic opportunities, provide diverse housing options, and increase community resilience Proposed improvements include new creekside parks and public open spaces in floodprone arees, rehabilitation of existing vacant historic structures, hospitality and lodging options (including adventure lodging), active manufacturing, and mixed use buildings that could incorporate a range of uses including childcare services, co-working space, and microbreweries.
Working as a subconsultant to Bergmann & Associates, LAndArt Studio assisted in existing conditions review, public outreach, concept development, the Village Master Plan, and site specific recommendations for park and economic development projects.
The former BAE site in the Town of Union, NY was flooded in 2011 from Hurricane Irene and Tropical Storm Lee when the earthen levee that surrounds the site was over-topped, forcing BAE to relocate its operations and 1500 employees.
The Town of Union embarked on a public planning process through the New York Rising Community Reconstruction Program (NYRCR), to study resilient redevelopment options for this important site, in particular, possibilities that recognized the site’s unique geophysical location and potential value as a tax generating property, while also considering its flood vulnerability during extreme weather events.
While working with PLACE Alliance, in partnership with River Street Planning & Development, Ms. Wallinger was part of the team that led the design effort to explore resilient redevelopment of the site. This process included several Public Visioning Workshops and a Multi-day Design Charette that culminated with a Public Design Review Meeting to present design alternatives and gain public input. The preferred alternative, which incorporated many of the community’s ideas was a pedestrian friendly mixed-use redevelopment that would create a vibrant destination with opportunities for retail, office, entertainment; a satellite school for the local university; a variety of housing types; recreational areas that would provide additional flood storage; and opportunities for green infrastructure. The resilient development would elevate the first floor of all buildings above base flood elevation, providing the opportunity for visitors, residents and employees to park beneath the buildings enabling the site to flood without significant damage.
Mary Moore Wallinger
VILLAGE OF WATKINS GLEN COMPREHENSIVE PLAN
WATKINS GLEN, NY
Urban Design & Planning
As part of the Village of Watkins Glen Comprehensive Planning effort, an Illustrative Master Plan for the North Franklin Street Central Business District and connecting corridors and neighborhoods was developed. The focus of the North Franklin Street area was to identify opportunities for future infill development and redevelopment, as well as demonstrating schematic recommendations for streetscape enhancements that collectively accomplish the following objectives:
• Provide a vibrant compact mixed-use downtown core with strong connections to community assets including Seneca Harbor Park, Watkins Glen State Park, the surrounding neighborhoods and community features.
• Provide a safe and attractive pedestrian friendly environment to encourage strolling, shopping, and dining in the downtown area.
• Infill large gaps in the street wall to extend the downtown core and pedestrian environment.
• Enhance the architectural quality of the dowown. Home to Watkins Glen International, one of the conceptual designs explored utilizing a raceway theme as part of the downtown streetscape.
Nan C. Stolzenburg Principal Planner
SUMMARY OF QUALIFICATIONS
Ms. Stolzenburg is Principal Planner and founder of the consulting firm Community Planning & Environmental Associates in Berne, NY, Nan Stolzenburg has been inducted into the AICP College of Fellows (FAICP) and is a Certified Environmental Planner (American Institute of Certified Planners) with a Master’s degree in Regional Planning. She also has degrees in Wildlife Biology (MS and BS). Ms. Stolzenburg has over 30 years of professional and technical experience in many areas of land use and the environment, with special interests in small town and rural planning, community revitalization, comprehensive planning, and public participation. Her specialty areas include land use planning techniques for rural and small communities, open space, environmental and agriculture land use planning, comprehensive plan development, community involvement strategies, and development of zoning and land use regulations. She has developed many comprehensive and strategic plans for over 80 upstate New York communities, some of which have won national and state-level planning awards, and has been involved in zoning and SEQR projects throughout New York State. Ms. Stolzenburg is among one of 33 people nationwide to have received the Certified Environmental Planner advanced certification in 2011, and one of 53 nationwide inducted into the AICP College of Fellows in 2022.
Ms. Stolzenburg is an adjunct professor for the Department of Geography and Planning at the University at Albany (Comprehensive Planning) and is a frequent instructor or panelist for community trainings across New York State.
In addition to dozens of comprehensive, strategic, and economic development plans, the following examples illustrate the breadth of planning expertise offered by Ms. Stolzenburg and CP&EA:
• Successful CFA grant application for the rehabilitation of the historic Hilton Barn in the Town of New Scotland.
• Primary author of the NYS DEC FEAF and SEAF SEQR workbooks.
• Town of New Paltz Natural Resource Inventory.
• Town of Nassau consultant on Special Use Permit for the Troy Sand and Gravel Mine.
Education:
BS, Wildlife Biology and Environmental Studies, SUNY College of Environmental Science and Forestry, Syracuse, NY (1980)
MS, Wildlife and Fisheries, University of Massachusetts, Amherst, MA (1983)
MRP, Regional Planning, SUNY University at Albany Albany, NY (1995)
Fellow, American Institute of Certified Planners and Certified Environmental Planner
Years of Planning Experience: 30 years
Areas of Experience:
Comprehensive and Strategic Planning
Community Revitalization
Main Street Planning and Small Community Economic Development
Development of Land Use Regulations
Environmental Planning, including environmental assessment
Agriculture and Farmland Protection Planning
SEQRA
Community Input Strategies: focus groups, workshops, surveys, online technologies
• Town of Ancram consultant on zoning, subdivision, site plan, and for development of Town’s Comprehensive Plan and local agricultural and farmland protection plan
SmartCODE Plattsburgh
City of Plattsburgh, NY
The City of Plattsburgh had recently updated their Comprehensive Plan, and sought to implement many of the new ideas and goals into new development regulations. The Plattsburgh SmartCODE Unified Development Ordinance was envisioned as the tool to accomplish this, involving a comprehensive re-write of the city’s zoning regulations.
LaBella Associates was selected to lead this project, with Regrowth Planning serving as sub-consultant to develop visual code elements to illustrate the proscriptive code requirements and intended design philosophies.
Regrowth Planning developed illustrated design guidelines which covered most of the town’s districts, including axonometric and section views detailing the required building form area and bulk requirements for each district. Bird’s eye view aerial vignettes were developed to portray the intended design philosophies of each district to help people envision the desired future character of each neighborhood.
The new Smartcode is in the final draft stages and is anticipated to be adopted in early 2026.
Status: Anticipated Completion 2026
Prime: LaBella Associates
Sub Consultant: Regrowth Planning
Project Reference: Kyle Burdo, Code Inspector City of Plattsburgh, NY burdok@cityofplattsburgh-ny.gov (518) 563-7707
Rendering showing the desired scale and character of the proposed new Recreation District, connected with walking paths and bike trail.
Illustrated design guidelines were developed for many of the commercial and residential districts within the city.
Town Center Zoning & Design Guidelines
Town of Plattsburgh, NY
The Town of Plattsburgh had completed the Town Center Smart Growth Plan, which outlined a vision to re-imagine its core commercial center as a more mixed-use, walkable and sustainable community. To implement this transformation, it sought to create a completely new development code for the commercial and industrial districts, while updating the zoning for the rest of the town which had been long overdue.
LaBella Associates (formerly Chazen Engineering) was selected to lead this project and overhaul the town-wide zoning update, with Michael Allen from Behan Planning and Design as sub-consultant to develop the new Town Center Zoning.
The project included a more form-based code strategy for the new commercial and industrial districts, with design standards for massing, scale, bulk, architectural features, stormwater, parking, street design, exterior lighting and other site considerations. Mr. Allen developed the Town Center Code and Design Standards, and coordinated this work with parallel changes to the larger town-wide zoning.
The Town Center Zoning was adopted in 2021.
Year Completed: 2021
Prime: LaBella Associates (Chazen Engineering) Sub Consultant: Behan Planning and Design
Project Reference: Trevor Cole, AICP Senior Planner, Town of Plattsburgh, NY trevorc@townofplattsburgh.org (518) 562-6853
Computer rendering illustrating the envisioned character of the proposed new Industrial Park district in the Town Center.
Code included street type configurations detailing multi-use path, bike lane and sidewalk requirements.
