City of Auburn Planning Board
Tuesday, March 4, 2003, 7:30 p.m. Memorial City Hall
Present: John Breanick, John Rogalski, Sam Giangreco, Nicki Wright, Laurie Michelman. Absent: Mark DiVietro, Donna Bruno
Staff: Nancy Hussey, Corporation Counsel; Steve Lynch, Director of Development, OPED; Tom Weed, APD; Jim Galvin, CD Program Manager, OPED; Brian Hicks, Code Enforcement Officer
The Chair called the meeting to order, the Pledge of Allegiance was recited and roll was called.
Agenda Item 1: Approval of minutes from February 4, 2003
Chair points out minutes of January 7, 2003 had not been accepted yet and asks for a motion. Motion made by Sam Giangreco, seconded by John Breanick. All members vote approval. Chair asks for any comments or corrections on the February 4, 2003 minutes. Points out a few typos to be corrected. Asks for motion to accept minutes. Motion made by John Rogalski, seconded by John Breanick. All members vote approval.
Agenda Item 2: Site Plan Review for 29 Wall St. commissary for mobile ice cream business.
Chair invites the owner or representative to speak.
Mark LoCastro – owner. Began a mobile soft ice cream truck business last year. Wants to begin the 2nd phase this year by erecting a building to house and be able to clean the truck with a sanitary commissary area to store ice cream.
Chair asks if any members of the public wish to be heard. There being none, closes the public hearing and asks the board if they have any questions.
Laurie Michelman – asks for hours of operation.
Mark LoCastro – the earliest would be 8:00 a.m. and the latest would be just after dark.
Chair – asks for staff comments.
Jim Galvin – staff has reviewed the project and the applicant has met all requirements.
Laurie Michelman – does staff have any concerns?
Jim Galvin – no. As for SEQR – this is a small project and is self-explanatory. There is a very small change and we don’t see any environmental impacts. The use is consistent with the area. Recommendation is for a negative declaration.
Chair asks for a motion on the SEQR. Motion made by John Breanick, seconded by Sam Giangreco. All members vote approval. Motion passed.
Jim Galvin – Recommend approval on site plan.
Chair asks for a motion on site plan. Motion made by John Rogalski, seconded by Nicki Wright. Before voting John Breanick commends Mark Locastro for turning a vacant lot into a productive piece of property. All members vote approval. Motion passed.
Agenda Item 3: Site Plan Review 318 Genesee St. Coffee Host warehouse and loading dock
Chair opens the public hearing and invites the owner or representative to speak.
Gary Wood, site engineer, Mark Peters, owner. Gary Wood explains the warehouse is to replace all existing trailers on the site and consolidate items for more ease. Survey is not available yet. Building will be toward the back (west) line. South line will have a 40’ or 60’ buffer and at least a 10’ buffer along the street line with plantings. The sidewalk will be replaced. Off street parking will be available and storm drainage installed as needed.
Chair asks if any members of the public wish to be heard.
Kathy Bafield of 12 Arlington Ave – property abuts proposed site. Questions exact location. Steve Lynch explains site map. Wants to be sure current eye sore is alleviated and is satisfied.
Chair closes the public hearing and asks the Board for comments.
John Breanick – asks the status of the temporary storage trailers?
Mark Peters – most are rented and once emptied most will be removed. May keep 1 or 2 to hold some items. Any on Genesee St. will be removed.
John Breanick – so you will not have more than 2 or 3 trailers on site?
Mark Peters – correct. Temporary storage will be removed. Ones along Genesee and Arlington will be removed.
John Breanick – asks Brian Hicks if there are any issues for neighbor concern.
Brian Hicks – the proposed buffer will be fine.
John Rogalski – commends Mark for improving the area.
Chair asks for staff comments.
Steve Lynch – due to the need for the survey items recommends this to be the public hearing only until final plans are available at the next meeting for full action.
John Breanick – asks the applicant if this is a problem?
Mark Peters – has been working hard to get this done. The season is coming up and the weather has been particularly harsh. Wants to know if a special meeting can be held when survey is available.
Laurie Michelman – possible but not encouraged due to difficulty in scheduling.
John Breanick – asks to considers provisional approval.
Steve Lynch – does not recommend due to past problems with provisionals.
John Breanick – thinks it is appropriate in this case.
Laurie Michelman – not comfortable without completion of the survey. Polls the Board for their feelings.
Sam Giangreco – there is only a certain window of opportunity. We can work with the applicant to get things done properly.
John Rogalski – has no problem with provisional.
Nicki Wright – Mark has been in business a long time and seems willing to work with the community.
John Breanick –
Steve Lynch – there is no subdivision to consider this time.
Jim Galvin – with the exception of the buffer from Arlington Ave – move drive toward street – maybe small change to layout of parking lot.
Nicki Wright – when will the survey be done?
Gary Woods – it is done but layout needs to be changed. There are now other considerations – we may want a larger building due to better price.
Steve Lynch – regardless – there is no fundamental change in the buffers concerning the neighbors. The Board seems willing to go ahead. We will work with the applicant.
Laurie Michelman – we will move forward tonight.
Jim Galvin – goes thru the SEQR due process, reads thru SEQR application part 2. The site does slope to the west. Engineering will look at the drainage issues with the final plan. Consider noise levels, traffic patterns, solid waste, erosion and drainage. Consider what the building looks like for aesthetics. Given the discussion on these items if there is no significant impact then there would be a negative declaration on SEQR.
Chair asks for a motion for a negative declaration on SEQR. Motion made by John Breanick, seconded by John Rogalski. All members vote approval. Motion passed.
Chair asks for a motion on a provisional site plan.
Steve Lynch – the provisions are contingent on submission of a completed site plan and review of same by staff and confirmation by the Board.
Laurie Michelman – thinks there should be a maximum size for the building included.
John Breanick – as long as there is adequate room for the trucks to maneuver.
Mark Peters – there are only two 18-wheeler trucks in per week
Motion made by John Breanick, seconded by Nicki Wright. All members vote approval. Motion passed.
Agenda Item 4: Site Plan Review for 202-204 Genesee St. Bel-Aire Apts addition of 2 apartment buildings of 8 units each.
Chair opens the public hearing and invites the owner or agent to speak.
William Walton – architect. Submitted application on 10/7/02. Went to ZBA for approval. DRC preliminary review items addressed. Project is to add new apartments at the rear of the property – 2 buildings of 8 units each. Still working on drainage calculations. Engineer is reworking.
Chair asks for comments from the public.
Kevin Ryan – representing Joe Camardo, Sr. of Ross Pl. – neighbor who has concerns on impact to neighborhood. It’s an already congested area with too many units trying to be jammed into an impacted area. This will denigrate the area. Also has procedural problems with the ZBA application. Did not demonstrate economic hardship. Architect also states other things need to be addressed. Asks for stay of decision. Take into consideration impact on neighbors and procedural deficiencies.
John Connor – new site plan fills entire area, concerned on environmental impact. Parking area takes up most of green space. Rear of southern most building has wooded area – 46 feet are being removed leaving only 17 feet. His concerns include elevation between buildings and properties behind – where will run off go – area in the rear of the lot will become swampy. There are no new buffers, no fences, trees or bushes to separate, no noise abatement. Asks where the sewer line will tie in. Ross Pl. line is very small. In mid 70’s he was still tied into a neighborhood septic system at rear of property. A small sewer line was installed for about five houses. This is too small for any other tie-ins without causing flooding. Excavating may
uncover the septic system. Questions entrance and egress for additional vehicles, Ross Pl. is too narrow with too much traffic already. Cars parked on the street do not allow for access. There will be problems for everyone on Ross Pl. Questions snow storage and lighting. Having lights on all night long would be undesirable. The proposed new buildings are imposing, 40% larger than existing – neighbors would be looking at the view of the back of a building. Neighboring property values would decrease. Project is too big for this site & should be moved to a larger site. It would create a lot of unnecessary noise. It is more of a hardship to do than not to do.
Daryl Mills – someone wants to invest in a building 40’ feet from rear of his house. Wants to rip out a wooded area the size of 14 tractor-trailers. There are 2 drops at the rear of the property where everything will run off. There are numerous available apartment buildings in the area – there is no economic hardship here. A new apartment building is not needed. Area is dense enough. Egress onto Ross Pl will increase traffic on a heavily used street. Will significantly alter community character. Too large of a project. Too crammed. Owner has not talked with anyone in the area about concerns. Hardship is self-created by paying too much for house on corner. Plans are constantly changing. All issues need to be settled first
before proceeding.
Don Grillo – father of owner – has vested interest in success. Talks with many young people in scouting asking what they want to do. Many do not want to come back to Auburn. The Board decision should be in best interest of community but we also need to encourage next generation to contribute to community.
Chair closed public hearing. Asks the Board for any questions.
John Breanick – many issues have been brought up. In reviewing the map asks if the only access is from Genesee St.
William Walton – we had considered Ross Pl. but eliminated access per ZBA recommendations and added plantings.
Laurie Michelman – questions access for emergency vehicles.
Wm. Walton – turn around in front of entrance to building has been revised.
Laurie Michelman – asks staff if there were any comments from AFD.
Steve Lynch – two items have been resolved; radius coming in from Genesee St. and the island has been reduced in size.
John Breanick – questions noise and light abatement – is buffering adequate and what types.
Wm. Walton – it is the intent to stop noise & light – using pines and junipers, evergreens. Also requested by the DRC was an additional planting along the commercial property side.
Wm. Walton – 4 units per floor block apartments, each apt. has patio & balcony space. Windows will be on all sides.
John Breanick – seems to be mostly Sr. citizen living. Asks if that is the plan.
Wm. Walton – it is intended for seniors.
John Breanick – questions snow removal.
Wm. Walton – points out 3 locations on the site plan – corner, near commercial property, end of lot.
Nicki Wright – how many parking spaces (55 total)
Sam Giangreco – has been listening to the concerns of environmental impact. How exactly is the buffer zone being addressed? Seems to be less of buffer zone than last time.
Wm. Walton – footprint of the building is the same. Required set backs are met as are the separations required, plantings will be installed as required. There is some existing fencing.
Sam Giangreco – using old storm drain?
Wm. Walton – engineer is working with the City – tying into some exiting services, may update services. Currently adequate. The parking lot has changed, recalculations on storm water flows being done due to change.
Sam Giangreco – assure that flooding will not occur?
Wm. Walton – correct – will be doing water collection vs. sheeting off.
Laurie Michelman – asks to discuss lighting.
Wm. Walton – addressed on plans – wall paks on wings and front of building. Will not throw light towards neighboring properties. All lighting is toward the interior, on the parking area.
John Rogalski – building on the south – rear contour is quite steep – proper drainage?
Wm. Walton – part of contour already exists – will be doing corrections to collect water run off.
Sam Giangreco – there will be no egress onto Ross Pl.?
Wm. Walton – correct.
Sam Giangreco - the corner property has been purchased and is locked in.
Wm. Walton – yes to both.
Laurie Michelman – there will be plantings in the area to eliminate possible egress to Ross.
John Breanick – asks if the small r-o-w between 6 & 8 Ross Pl. will be utilized.
Wm. Walton – no – the corner lot was purchased to get utilities without using smaller r-o-w.
John Breanick – what are the plans for the corner house?
Brendan Grill- renovations are on going. Only 3 units are habitable.
John Breanick – last year we talked about the footprint and density.
Jim Galvin – both use and area issues were addressed by the ZBA – the variances were granted for 36 units on the site.
John Rogalski – asks if they foresee any traffic problems.
Tom Weed – doesn’t foresee any Genesee St. problems. Had concerns about Ross Pl but that has been removed.
Laurie Michelman – it’s o.k. with a single access to Ross? (yes)
Chair asks for staff comments.
Steve Lynch – want to go thru item by item. SEQR problems – as drainage calculations are being done may consider condition to return April 1.
Jim Galvin – some changes to plan from 1st submissions. Building to west moved 5 feet toward Genesee St. to meet 25’ set back. Plantings to stop Ross Pl egress. Reviews part 2 of SEQR. Up to Board to consider if no negative impact.
Steve Lynch - if there are questions not answered in regards to drainage, he would prefer not to take action tonight on SEQR. Board should look at SEQR for any other concerns.
Laurie Michelman – polls Board.
Sam Giangreco – concerned with drainage issues. Not comfortable with answers given. Concerned with buffer zone for neighbors – wants the least intrusion.
John Breanick – it seems the ZBA approved the density. Drainage is the only issue. There will be no additional traffic on Ross. No other factors except drainage.
Laurie Michelman – what action do you want?
John Breanick – agrees with staff.
John Rogalski – agrees with staff. Glad egress to Ross has been eliminated.
Nicki Wright – has drainage concerns and questions the adequacy of the buffers.
Laurie Michelman – wants buffers addressed more. Questions the need for fencing.
John Breanick – states that tree type could make a difference.
Steve Lynch – the Board cannot act on SEQR without drainage issue addressed. The applicant will return 4/1/03 will all calculations and address buffers then per board concerns.
John Breanick – does Bill Lupien know of the septic system? (yes)
Steve Lynch – City Engineer thinks drainage can be handled.
John Breanick – any vegetation to neutralize the water?
Steve Lynch – Engineer is trying to handle run off functionally through a closed system. Will look at natural system and storm system.
Diane Mills – talking about removed woods and leaving only 14 feet. Requests the Board take into consideration snow piled into the trees. Asks the status of the septic system. His yard was used as a cut through to this property.
Laurie Michelman – asks about the dumpster/recycle area – location, size, capacity.
Wm. Walton – denoted on page L3 of plans – adequate size for units.
Laurie Michelman – additional capacity from current was added.
Wm. Walton – an additional dumpster will be added and enclosed.
John Rogalski – asks the elevation of evergreens.
Wm. Walton – unknown at this time. Along residential property line will be fairly high and closely spaced.
Steve Lynch – Austrian pines begin at 5 – 6 feet and grow to 30 – 35 feet.
Laurie Michelman – asks if there are any other questions. Asks if there is a motion to table.
Motion made by Sam Giangreco, seconded by Nicki Wright. All members vote approval. Item tabled to 4/1/03.
Laurie Michelman – the issues have been narrowed down to drainage – snow & sewer – and buffers.
Steve Lynch – recommends the applicant prepare a larger plan to illustrate drainage plan and buffers for the Board at the next meeting.
Wm. Walton – wants direction on buffer.
Laurie Michelman – asks staff, applicant and neighbors to work it out.
Steve Lynch – asks about presence of fence.
Wm. Walton – agrees fence would be beneficial.
Steve Lynch – a fence along 108 Ross? (yes)
Diane Millis – asks if a CO will be issued denoting Sr. housing only.
Jim Galvin – the City deals with the Fair Housing council of CNY – Sr. housing only designated when government funding is involved.
Consider two other issues – quality of life and negative impact to property value.
Laurie Michelman – next meeting is April 1, 2003. Asks for motion to adjourn. Motion made by Sam Giangreco, seconded by John Rogalski.
John Rogalski – asks about letter from County Planning concerning ZBA and PB trainings.
Laurie Michelman – there have been no combined meetings scheduled, just the training only.
All members vote in favor of adjournment.
Meeting adjourned.
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