Planning board conditionally approves 86-unit 'tiny homes' 55+ development at former Leonard Hospital site

The Troy Planning Board granted final, conditional approval to a proposed 86-unit tiny-home development on New Turnpike, a 55-and-over market-rate rental product that replaces a former hospital site, after hearing a lengthy public discussion led by the applicant team and residents. Developers told the board the project had been reduced from an earlier proposal of about 100 units to 86 units and that site design changes were made in response to prior board comments and engineering reviews.

Andy Bridal of Brick Law Firm and Karen Majanowski of Bowler Engineering represented Gulfstream Developers LLC and said the PDD (planned development district) and final site plans identify setbacks, parking, unit sizes and circulation. Majanowski told the board the project would provide roughly 1.5 parking spaces per home (137 spaces total), unit sizes ranging 500–800 square feet, minimum building separations of 11 feet to meet building code, and improved stormwater management with on-site infiltration practices. She said soil testing produced adequate conditions for the proposed drainage plan and the team had coordinated hydrant spacing with the fire department.

Residents raised multiple concerns about density, the number and location of trash enclosures, circulation for residents who may not own cars, sidewalk connectivity across the center island, access for pedestrians to Turnpike Road, and pavilion/amenity specifics for the recreation area. The board and applicant discussed moving or adding one set of trash receptacles to the south end and committed to increased pickup frequency if needed; the owner said management would monitor and adjust service.

Applicants offered a list of conditions to address board concerns. Planner Peter (board member) recited the items he had compiled and the applicant agreed to them; they include providing a written list of the bulk standards that will govern the PDD, a marketing letter detailing the intended 55+ market and general rents, an operations and maintenance (O&M) management plan prior to certificate of occupancy, connected sidewalks around the center island, porches on the majority of units, and a defined recreation area with a permanent pavilion with concrete pad, picnic tables and fixed grills. The board asked the applicant to include porches on most unit sizes and to coordinate garbage-frequency and bin location in the O&M plan.

After confirming the applicant accepted the list as conditions of approval, a motion for final approval conditioned on the agreed items passed unanimously. Board members stated the conditions should be made part of the final approval to ensure enforceability before certificate-of-occupancy issuance.