City of Auburn Planning Board
Tuesday, January 7, 2003, 7:30 p.m. Memorial City Hall
Present: John Breanick, John Rogalski, Sam Giangreco, Nicki Wright, Mark DiVietro, Laurie Michelman. Absent: Donna Bruno
Staff: Nancy Hussey, Corporation Counsel; Steve Lynch, Special Projects Coordinator; Tom Weed, APD, Jim Galvin, CD Program Manager
The Chair called the meeting to order, the Pledge of Allegiance recited and roll was called.
Agenda Item 1: Approval of minutes from December 3, 2002
Chair asks for any comments or corrections. There being None asks for a motion to accept the minutes. Motion made by John Rogalski, seconded by Sam Giangreco. All members vote approval. Minutes accepted.
Agenda Item 2: Subdivision and Site Plan Review at 290-298 Grant Ave. National Bank of Geneva.
Chair opens the public hearing and invites the owner or representative to speak.
Tom Redmond of Beardsley Design Associates representing the National Bank of Geneva, introduces Steve Rich, V.P. of Geneva Bank, and John R., Assistant V.P. Present design is for a proposed bank at 290-298 Grant Ave across from the Wal-Mart entrance, currently old McDonald’s/Gallinger site. The property consists of 3 parcels for a total of about 1 acre. Work was done with Prospect Pointe Apartments to reshape parcel for mutual advantage. Approval was received from the ZBA for a 31’ rear set back. The entrance will be directly across from the Wal-Mart/Lowe’s entrance. There will be 2 areas of parking on the left and right for customers, total of 29 spaces. The building is in a north/south direction with the entrance facing the intersection. It is a 4000 sq ft, 2
story building. Drive-thru lanes are around the west end. Sear- Brown is working on traffic lights; turns have been submitted to DOT. The lot is 5200 sq ft with the building producing 8% coverage. 2995 sq ft of paving will be done. Utilities are underground. All drains are from east to west with catch basins tying into the storm sewers. Landscaping will be done per code. Includes a retaining wall with highest point being 3 feet. Not much change in grade will be involved. Signs have not been completed yet, new signs will be at the entrance and also directional signs will be installed. Working with Sear Brown, DOT has not completed review yet.
Question re: traffic light, Tom Redmond discusses this point
Question re: DOT & intersection, Tom R. discusses this point.
Tom Weed – in answer to question re: traffic - this seems fine from our standpoint.
Tom Redmond – directional light adjusted to allow traffic flow.
John Rogalski – questions placement of the sewer line.
Tom Redmond – points out 12’ wide easement. Will not be part of the building.
Chair – reminds Board that the public must be heard. Invites public to be heard. There being none closes the public hearing and invites the Board for comments.
John Breanick – asks who is immediate neighbor to south. (income property)
Sam Giangreco asks Steve Lynch about DOT review of the Wal-Mart entrance, thinking of the ramifications of all this coming together.
Steve Lynch – when Geneva Bank came in & Sunoco, we reminded DOT they were reviewing traffic changes proposed by Sunoco some time ago, DOT requested that the values be consolidated for the proposed Geneva Bank, the proposed Sunoco, & the soon to be open KFC/A&W at Brookside Dr. That signal analysis consolidated values be looked at for the light at Brookside, at Wal-Mart and in front of Staples/BJ’s at Mutton Hill. Sear Brown did this & provided it to DOT at the end of December, they haven’t completed their review. They agreed to Planning Board acting as lead agency for SEQR review but they need more time to give us subsequent comments. In actuality we can’t have the Board act tonight on this plan. That’s where the DOT review is at this point.
Getting back to Sunoco, some headway has apparently been made w/Lowe’s re: the internal intersection, there may be a verbal agreement on that & they are waiting for something in writing. That reason & the reason of the traffic review not being complete is why Sunoco has asked to be pulled from the agenda tonite.
Sam Giangreco – KFC egress had been designated as an egress only onto Grant Ave. Did DOT reverse this?
Steve Lynch – this needs to be brought back to the Board to discuss. A conditional approval had been granted at the time with a number of items that loose ends had to be put together, including the striping of the center lane on Brookside, r-o-w issues, etc. Some things have gone forward once construction began. We need to look back at what the Board actually approved and have a sit down with the developer and discuss it and if it’s something the Board did not approve we certainly will bring that back and apprise the Board of any changes.
Sam Giangreco – expresses concern about traffic patterns, I’m seeing light, driveway into KFC and light, driveway into the bank coupled with a light going into Wal-Mart and Lowe’s, so if it’s straightened out with Lowe’s and Wal-Mart that would involve everything else here, and would help make a better decision.
Steve Lynch – access for the bank will be right at light. KFC is after the light and possibly cause rear end accidents.
John Breanick – questions traffic flow
Steve Rich – will be less than 100 cars per day. Sear Browns original piece of work - impact will be minimal to overall traffic flow pattern on Grant Ave. DOT came back stating they wanted to look at all involved. Bank traffic impact will be negligible. Most traffic will be from Optima Station.
John Breanick – what about traffic from Sennett?
Steve Rich – traffic light from bank will be arrowed and timed with the arrow from Wal-Mart. Width is there already & currently striped & will be made a turn lane.
John Breanick – questions snow removal
Tom Redmond – there are many areas to store snow.
John Breanick – how many employees? (8 – 12). Employee parking? (29 spots pointed out on map)
John Rogalski – right hand turn into site on red?
Tom Redmond – will be addressed by DOT.
John Breanick – when will DOT report be in?
Tom Redmond – probably by the next meeting.
Laurie Michelman – questions if parking by branch itself sufficient for customers.
Steve Lynch – it meets the requirements for customer parking. Points out top of plan – provided pedestrian walkway to spillover area.
Laurie Michelman – snow removal is not to be in areas just pointed out?
Tom Redmond - Walkways will be maintained.
Steve Lynch – this will have to go to SEQR, assuming comments are received from DOT next month & they approve of the site plan, any changes requested by DOT will then be requested to be made by the applicant and present changes to the Board. We’ll do the SEQR for the subdivision and the site plan, followed by action on subdivision, which is a minor subdivision, during which action I will ask that preliminary approval is waived & go straight to final subdivision, and then we’ll ask for approval on site plan. DRC looked at this at length and went over many issues with BDA. The only thing in DRC that isn’t on the plans is a request by AFD to clarify the internal turn radius so their trucks can make it in. Staff recommendation is for approval pending DOT action which will
probably come back next month. Since we’ve already had a public hearing another one will not be required.
Motion to table made by John Breanick, seconded by Sam Giangreco. All members vote approval. Item tabled.
Agenda Item 3: Public Hearing for Subdivision and Site Plan Review at 86-88 North St., Tompkins Trust Co.
Chair opens the public hearing and invites the owner or representative to speak.
Tom Redmond of BDA representing Tompkins Trust Company at 86-88 North St. – former Friendlys Restaurant building and vacant lot to north just before Schwartz Towers. Proposal is to combine both lots for an area of about 1 acre and build an addition onto the existing building for about 4600 sq ft which would be 10% coverage of the lot. Design features include using the existing building with an addition to the south to hold the main entrance and office. To the north would be the drive-thru, tellers and offices. Parking to the north with 25 spaces. Utilities will be underground. Storm drainage on site to existing catch basins. Landscaping per code. Pole signs to be developed. DOT comments received – recommend single lane width exit from
drive-thru.
Chair – invites public to speak.
Walt Aikman – expresses concern over elimination of green space and plants from vacant lot. Wants to keep as much green space along North St. as possible and asks that this be thought of as development occurs.
Chair closes the public hearing and asks the Board for any comments.
John Breanick – questions number of employees (10-14), hours (9-5, experimenting w/Sat. & Sun. hours, ATM machine). Asks if anyone has spoken with Holy Family Church re: traffic impact and parking on Sundays. (no)
Chair – with the change in the exit to one lane will this back up traffic?
Tom Redmond – There may be some potential for back up but there will be one teller for both lanes so exiting should be staggered. ATM lane would be less controlled but will mostly be used off hours. We did want two exit lanes but DOT over-ruled.
Chair – asks for review of landscaping.
Tom Redmond – all requirements are met – 1 large deciduous tree every 35 feet, shrubs, evergreen on the perimeters and corners, decorative trees.
John Breanick – questions Chapel St. locale
Steve Lynch – Chapel is nearly even with Seminary which is below this property.
Chair asks APD if there are any problems with traffic at this time. (no) Questions signage.
Tom Redmond – not enough detail on signs yet – there will be a pole sign and directional signs.
Steve Lynch – We do like to review the sign program with the site plan at the same time so everything is tied up and done with but sometimes the applicant doesn’t have those details back and it is o.k. to approve site plan without signs. The applicant is then required to make separate application to Codes who will make sure of compliance.
John Rogalski – questions if Holy Family will use parking?
Tom Redmond – doesn’t know if any discussions have been made yet.
Chair asks for staff comments.
Steve Lynch – is working with developers re: landscaping. Right now it is one big black top between Friendlys site & the dental building site and this puts a division of a planting strip in between the two properties. They have done more than is required with planting around the building. DOT comments have been received – concrete sidewalks thru asphalt drive and single lane exit. Subdivision is required, there is a draft resolution for SEQR for negative dec for subdivision and site plan, there is also a draft resolution for consideration on subdivision, DRC recommends approval waiving preliminary approval of subdivision and topol, and resolution to approve site plan. Engineering has approved grading and drainage.
Chair asks for motion on SEQR action for subdivision and site plan. Motion made by Sam Giangreco, seconded by Mark DiVietro. All members vote approval. Motion carried.
Chair asks for a motion on subdivision resolution.
John Breanick – due to the scant details on signage would like it brought back before board before final approval.
Steve Lynch – you’d like the signage brought back to the Board? (yes) Do we need a motion for that?
Chair – why don’t we just take a quick roll then we can fit it into a motion. Say how you feel about
Mark DiVietro – asks for the standard.
Steve Lynch – if you’re asking if there’s a lot of discretion there really isn’t that much discretion at all in signage. Codes can review for compliance.
Chair polls the board whether they want signs to be presented. Majority states Codes can handle it.
Chair asks Corporation Counsel for opinion.
Nancy Hussey – o.k. with Codes handling it. General consensus is for Codes to handle it and no amendment to the resolution is needed. If signs are in compliance there is no need for further review otherwise it will be a zoning board issue.
Steve Lynch – if a variance is required after process of looking at the signs that might be an opportunity to come back & have the Board make comments that the ZBA might take into consideration.
John Breanick – states he would be more comfortable with the signs brought back for review prior to issuance of a CO.
Jim Galvin – by the time the CO is ready most work will be done. Any concerns about signs will be handled at the permit process where they will be required to conform.
Chair – how is size determined?
John Breanick – per frontage of the lot.
Chair – it’s the design itself that hasn’t been completed?
Tom Redmond – we know the approximate location and size will meet requirements – no intentions to seek variance.
John Breanick – wants to know height, illumination.
Jim Galvin – all these items will be taken into consideration at the permit process.
John Breanick – would like to make motion to table until these issues have been resolved but since it isn’t the consensus of the board, will not.
Chair asks for motion on the subdivision. Motion made by Nicki Wright, seconded by John Rogalski. All members vote approval. Subdivision accepted.
Chair asks for a motion on the site plan. Motion made by John Rogalski, seconded by Nicki Wright. All members vote for approval except John Breanick. Site Plan accepted.
Nancy Hussey – for the record, item #6, site plan review for Seymour St. has been withdrawn from the agenda by the applicant.
Agenda Item 4: Public Hearing for Site Plan Review at 337 Genesee St., Homecare Medical Supply
Chair opens the public hearing and invites the owner or representative to speak.
Chris Hundly representing Joseph Manning. The proposal is to demolish the monorail carwash and replace it with a 2500 sq ft building for home medical supply. 2 curb cuts from Genesee St. will be kept, the middle one will be removed. Landscaping and buffers to code. Asphalted to existing garage behind building. 15 parking spaces will be provided which is more than required.
Chair invites comments from the public. There being none closes the public hearing and invites the Board to comment.
Sam Giangreco – asks about the buildings
Chris Hundly – the existing garage is staying, the car wash building is going.
Chair asks what was there prior to the car wash.
Chris Hundley – car wash has been there over 30 years.
John Breanick – asks about snow removal.
Chris Hundley – states the area behind the building will be sufficient for storage.
Chair asks if there are any concerns from APD. (none)
John Breanick – how much walk in trade will there be?
Chris Hundley – 20 people on a busy day. We are currently located in the mall next door. Just relocation to a bigger and newer facility.
John Rogalski – commends them for doing something with the area.
Chair – asks staff for comments.
Steve Lynch – recommends negative declaration on SEQR. Recommends site plan approval. Thanks applicant for cooperation. Curb cuts will be done by the City as part of the Genesee St. renovation project.
Chair asks for a motion on SEQR. Motion made by John Breanick, seconded by Sam Giangreco. All members vote approval. SEQR accepted.
Chair asks for a motion on site plan. Motion made by John Breanick, seconded by Sam Giangreco. All members vote approval. Site plan accepted.
Agenda Items #5 and 6 pulled.
Agenda Item 7: Public Hearing for City of Auburn Proposed Program and Budget for 2003 CDBG Program.
Jim Galvin – OPED staff prepared the fourth annual action plan, similar to past plans. Highlights: program for siding will be continued. Additional funding for demolition of properties- title clearance issues, properties not salvageable. Increase of $30,000 for the curb/sidewalk fund, trying to work on public improvements – helps with neighborhood as much as working on one bad house. Neighborhood plans laid out. Working with engineering for curbs during road programs. Sewer and water revolving loan fund – replacing water lines from street to house as needed. Comparable programs through engineering for income ineligible. Funding set aside for neighborhoods. Some CDBG funds will be used for tree replacement – $12,000 budgeted. Special
development projects require $3.1 million from federal gov’t to implement downtown plan to be repaid over 20 years at $300,000.00 per year.
Chair invites comments from the public. There being none closes the public hearing and invites the Board to comment.
John Breanick – last time we asked how NYSEG could leave N. Division in the state they did. Pipes were replaced with plastic, curbs are gone.
Jim Galvin – curbs will be worked out thru the road program, which is not established yet. When engineering ID’s the streets to be done, curbs will be discussed.
John Breanick – isn’t NYSEG responsible.
Jim Galvin – only to patch but patches settle. The City has discussed this with NYSEG over the years. Without completely rebuilding the street un-noticeable patches can’t be done.
John Breanick – thinks NYSEG should bear responsibility for what is being done to the street. Thinks N. Division should be presentable for visitors especially since Falcon Park is on the street.
Jim Galvin – there has been discussions in the past with no known resolution.
Sam Giangreco – money for demolition – is that for Owasco St.
Jim Galvin – in general for the entire City but Owasco St. is under contract to be done. Others will be considered.
Sam Giangreco – 3 – 7 Owasco St.?
Jim Galvin – nothing solid yet.
John Breanick – did Adelphia buy 24 Owasco St.
Nancy Hussey – they closed this afternoon
John Breanick – then Adelphia is responsible for any demo? (yes)
Chair asks for a motion to accept the proposed program and budget. Motion made by Sam Giangreco, seconded by John Breanick. All members vote approval. Resolution accepted.
John Breanick – commends OPED staff on work on program and budget.
Laurie Michelman – agrees with overview of N. Division St. Focus on area as Doubledays benefit community.
John Breanick – also events at Casey Park.
Chair asks if there is any other business to be brought before the Board.
Steve Lynch – updates on KFC. When KFC appeared before the Board a conditional approval was given with the Board being adamant about an egress only onto Grant Ave. The applicant wanted to apply to DOT for entrance from Grant Ave. This was ultimately approved by DOT and an entrance has been constructed. The Board needs to review what it wants to do with this.
Chair – specifically remembers focus for this to remain as an exit only onto Grant Ave.
Steve Lynch – stall will look at the final version of the site plan on the night of the conditional vote.
John Breanick – DOT says ingress/egress must be 100 feet from intersection?
Steve Lynch – DOT can approve the entrance but if the Board feels there is a danger, and APD complies, the Board can be more restrictive.
Nancy Hussey – this allows DOT jurisdiction but not the ultimate say in the matter.
Steve Lynch – the Board did not want an entrance here.
John Breanick – other projects in this area are making an impact.
Sam Giangreco – envisions a lot of stop & go traffic and many accidents.
Chair- recommends the matter be reviewed with copy of minutes and resolution.
Steve Lynch – will review the conditional approval resolution.
John Breanick – questions if KFC open yet
Jim Galvin – a CO has not yet been requested.
John Rogalski – remembers many rear end accidents when there was a right turn into Gallinger’s
John Breanick – states there would be excessive back ups, especially in winter & end of December. Sennet superintendent states there are 28,000 cars/day at the former K-Mart plaza – state the disparity of numbers.
Sam Giangreco – Seneca Falls Savings Bank is looking for a drive-thru.
Steve Lynch – re: requests for a zoning change at Flummerfelts – nothing has been submitted for review. Others may have received letters from the developer. Application for zoning changes come to the Planning Board which looks at the application for enough information to recommend or deny change. They have 30 days from receipt of a completed app to forward to Council. The Board has the right to ask for more info as there isn’t much info asked for on the application. Any specific issues that are desired to be addressed. Site plan use – also know that the zone can be changed and once changed anything allowed in that zone can be done.
Nancy Hussey – example – retail shopping center to junkyard – anything allowed in a C3 can go there if changed.
Steve Lynch – Option to go to ZBA for a variance – this wouldn’t go before the Planning Board or Council – the specific use runs with the land – ZBA can place conditions. Try to strike balance with neighbors and land situated in areas to be developed. Planning Board primarily to protect neighborhoods & property values but also to encourage economic growth. If a zoning change is requested a public hearing is required. Staff would make a recommendation to the Board who would in turn make a recommendation to council. Planning Board cannot make recommendation that the applicant apply for a variance from the ZBA.
Jim Galvin - the zone change requests are appropriate for the Planning Board, variance requests to ZBA.
Nancy Hussey – reviews allowed uses in a C3 zone – statutory factors to consider.
Chair – concerned with proximity to housing.
Steve Lynch – if zoned C3 now the commercial use going into residential would require a minimum buffer of 60 feet & 180 plant units. Ran into this issued with Kinney’s where an alternative was allowed.
Sam Giangreco – live on N. Lewis St. and has received many concerns from neighbors about drainage, something right in the back yard, view of wall or “cliff”, privacy, traffic, topography.
Steve Lynch – again we haven’t received any info yet. Developers have been advised on the process. Previous attempts at development have failed.
Sam Giangreco – asks if P & C is taking over Ames
Steve Lynch – the owner is actively marketing Ames building.
Steve Lynch – a complaint has been received concerning the lights at the new Kinney’s on State St. The resolution specified that lights not spill over or be fixed if they do.
John Breanick – want to see where buildings positioned on Grant Ave
Steve Lynch – similar to Tops Market except for topography. Balance – concern for neighborhood vs. unproductive piece of property.
Laurie Michelman – next meeting is, February 4, 2003. Asks for motion to adjourn. Motion made by Sam Giangreco, seconded by John Breanick.
Meeting adjourned.
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