City of Auburn Planning Board
Tuesday, July 1, 2003, 7:30 p.m. Memorial City Hall
Present: Sam Giangreco, John Rogalski, John Breanick, Mark DiVietro, Nicki Wright, Laurie Michelman. Absent: Donna Bruno
Staff: Nancy Hussey, Corporation Counsel; Steve Lynch, Director, OPED; Jim Galvin, CD Program Manager, OPED; Tom Weed, APD
The Chair called the meeting to order, the Pledge of Allegiance was recited and roll was called.
Agenda Item 1: Approval of minutes from June 3, 2003 and June 23, 2003
Chair asks for a motion to approve the minutes of June 3, 2003. Motion made by Sam Giangreco, seconded by Mark DiVietro. All members vote approval. Motion carried.
Chair asks for a motion to approve the minutes of June 23, 2003. Motion made by Sam Giangreco, seconded by Nicki Wright. All members vote approval. Motion carried.
Agenda Item 2: Sketch Plan review for 153 Grant Ave, proposed Eckerd Drug Store
Chair states this is a review only and not a public hearing. No motions will be voted on tonight. Invites the owner or representative to speak.
Paul Curtin, attorney representing owner. The location is the northwest corner of Standart and Grant Ave, partially vacant lot with two buildings. Three parcels will be merged into one larger parcel. It is irregularly shaped with about three acres total. It is at an intersection with a working traffic light. It is located in the C3 zone and is an appropriate use for this zone. It will be a full service Eckerd Drug store with drive thru. The drive thru is an attractive aspect especially during inclement weather and is primarily used by young moms, the elderly and the handicapped. There will be two access points, one from Grant and one from Standart. Have spoken with DOT concerning the Grant Ave access. The plan conforms to all zoning requirements except the buffer
on the west side for which a variance for size and number of plant units was received. Drainage will be into Hunter Brook; the elevation begins high on Grant Ave and slopes toward the rear (NW side) of the property. Drainage is self-contained. There will be a sidewalk around the perimeter. It will be a full brick building with a metal roof with a canopy at the front and side. Signage will be incorporated. This type building blends in with older municipalities. Deliveries will be at the rear with access from Grant Ave circling around to the back and exiting on Standart Ave. Rear of the building will also house enclosures for dumpsters. The existing site has little vegetation; the new plan will provide appropriate vegetation for the site. All existing buildings will be removed. Timing would allow moving forward early September 2003 and may accelerate if the current business owner closes business early. Would like
to proceed at the earliest possible time to be able to open in February 2004.
Larry Roscini – engineer – prepared drainage plans. Has had several conversations with DOT concerning the Grant Ave access and will be implementing a two way in with a right only out. There are existing utility services, which will be utilized if the utility companies can access. The site drains from south to north. There are several catch basins and storm sewers for collection northwest of the site. Water will spread out and disperse to prevent erosion problems. Construction entrance will be from the south side only. Silt fencing at the north side. Inlet control at each structure. Sign package is available.
Laurie Michelman – concerning DOT – is any approval needed for the Grant Ave entrance?
Steve Lynch – yes – we are coordinating with the agencies, meeting with engineering, DOT and applicant. There will be a right out only onto Grant Ave as recommended by APD. Final comments will be provided.
Paul Curtin – plans reflect the recommendations.
Steve Lynch – we had considered sending the new plan to DOT but decided to wait for tonight’s session.
Laurie Michelman – will an answer from DOT be available if a special meeting is decided on?
Steve Lynch – depends on the date and availability of members if a special meeting is warranted.
Laurie Michelman – we will hold that decision until the end.
Sam Giangreco – how is this compared to the B’ville store?
Paul Kane – this is a little larger.
Sam Giangreco – questions the distance to Standart Woods entrance from the Standart Ave access.
Paul Curtin – about 350 feet.
Nicki Wright – how tall will the vegetation be?
Paul Curtin – per City requirements. Depending on the species of plant used anywhere from 3 to 6 feet. Planting system will conform with size and density. A variance was granted for 30 feet on the west side and proportionate density. Perimeter of property will meet or exceed what is required. It will be nicely landscaped and very green. It won’t obstruct the building but will provide a nice buffer.
John Breanick – on the Standart Ave side there are 2 lanes west bound with 1 going into the site – questions a 3rd west bound lane for internal access.
Steve Lynch – one thing to consider
Laurie Michelman – on Standart?
John Breanick – point out on map
Steve Lynch – on Standart Ave using triangle for slip ramp it has 120 feet – lot of stacking room – will be able to enter easily as is.
Paul Curtin – trying to provide internal traffic flow that works – will be circulating from each access. Much paved area to allow for circulation. This is single use – having additional infrastructure would likely serve no purpose. Peak prescription hours are not consistent with peak traffic hours. 60 parking spaces are being provided which is above the requirement.
John Breanick – how many employees?
Paul Curtin – 23 – not all will be working at the same times.
John Breanick – what are the hours?
Paul Kane – 9:00 a.m. to 9:00 p.m. Monday thru Saturday and 10:00 a.m. to 6:00 p.m. on Sunday give or take an hour.
John Breanick – questions on site lighting.
Paul Curtin – it will be downward lighting with no spill off of the site and no glaring.
John Breanick – questions marquis lighting
Paul Curtin – it will be internal lighting on a pylon sign
Nicki Wright- where is the drive thru?
Paul Curtin – at the northeast side of the site, 2 lanes for prescriptions and 3rd lane for bypass. Also for ease of emergency vehicles.
Laurie Michelman – how many cars would be in the drive thru at one time?
Paul Curtin – 1 – 2 at any point in time.
Nicki Wright – both windows will provide the same function?
Paul Kane – the outside is strictly drop off and the inside is pick up only.
Paul Curtin – stacking is rarely if ever seen
Mark DiVietro – are there any tanks left at the gas station site?
Paul Kane – no – all tanks have been removed, any contamination will be properly cleaned.
Sam Giangreco – contingent on a special meeting – will you have a problem waiting for the owner of the ice cream place to close?
Paul Curtin – the owner has agreed to close after Labor Day.
Paul Kane – he will be moving to another area in the City.
Laurie Michelman – when the owner of the ice cream place appeared before this Board he was supposed to pave the rear area of the lot but claimed it was too swampy and precluded paving. We want to be sure drainage is adequate.
Paul Curtin – there will be catch basins and underwater (?) sheet draining. There is an adequate storm water system.
John Rogalski – how much stacking in the area at the light down Standart Ave
Paul Curtin – about 300 feet from Standart access to the intersection. We will be servicing an existing customer base within the City. We are not bringing any new people to the location. There will be neutral traffic generation.
John Rogalski – what will be the purpose of the land behind the Salvation Army?
Paul Curtin – It will be graded for storm water to be discharged to the brook.
John Rogalski – are the floor plan (size) for Eckerd’s and Salvation Army the same?
Paul Curtin – Salvation Army is about 60% of Eckerd’s
Laurie Michelman – questions employee parking
Paul Curtin – can be designated – we have had no problems in the past. Spaces near the store are for customers.
Laurie Michelman – is the entrance only in the front? There are doors at each side.
Paul Kane – there will be a front entrance only.
Laurie Michelman – is there a covered walkway all the way around?
Paul Curtin – partially – it will be covered on the 2 sides along the streets.
Nicki Wright – there will be sidewalks on Standart and Grant?
Paul Curtin - yes – ties into Standart all the way around. Crosswalks are already established. There will not be a constant flow of in & out traffic.
Laurie Michelman – asks for staff comments
Steve Lynch – commends developers for coming in and wishes more developers would do the same to get a head start. We didn’t have a chance to review the new plan, which was submitted this morning. The City Engineer will review the storm water management and utilities plan and provide a memo. TR44-55 drainage calculations may be required but we are not increasing drainage and may be decreasing. Understands soils at the retention pond area. Previous design proposed a modified tile drain system that the applicant may want to consider. May require SPDES permit – any area over 1 acre &/or within 100 feet of a stream requires SPDES. Suggests calling Bill Lupien, the City Engineer with regard to these issues.
Jim Galvin – he (City Engineer) has seen the preliminary plan.
Steve Lynch- wants to move thru the remaining staff review comments. Proposed pylon sign may exceed maximum size allowed and therefore would require an Area Variance. Please consider modifying so signs can be approved with the site plan.
Paul Kane – only signs not on plan are directional signs
Paul Curtin – directions signs not considered in overall count.
Steve Lynch – in the past we have been contacted by handicapped persons who regularly use Grant Ave – they requested that any new developments contain good handicapped access from the sidewalks on Grant Ave into the parking lots and on into the buildings. Suggests that the painted triangle at the front of the store be redesigned into an access area from the sidewalk with a ramp for a wheelchair access. A parking area this size requires internal landscaping. May be able to accommodate both landscaping and handicapped access.
Paul Kane – landscaping would be minimal and may not be in great shape with the traffic involved.
Steve Lynch – Staff believes there is enough room for the required landscaping within the proposed islands. Concerning the 3rd lane at the drive thru – understand the need for a bypass lane but would like to see the 3rd lane merge into the 2nd lane at curve to rear of building and continue as 2 lanes to Standart Ave. Also – as an additional buffer to Standart Woods recommends fence to hide pool.
Paul Curtin – wouldn’t want it along the entire property line but at point of bend to inside edge of parking area
Steve Lynch – yes
Paul Curtin – 6 foot high solid?
Steve Lynch – yes – with landscaping on the Grant Ave side. Standard Woods would see the fence and can add their own landscaping.
Laurie Michelman – over time the fence would deteriorate
Steve Lynch – a fence would not be in lieu of landscaping but in addition to.
Laurie Michelman – will Standart Woods be looking at a deteriorating fence?
Paul Curtin – it is up to the Board’s discretion. Once the vegetation grows together is will block most things. The fence may be required only temporarily until the vegetation has time to fill in and then it won’t need to be maintained.
John Breanick – thinks the idea of a fence is overkill – suggests installing evergreens.
Steve Lynch – is it the Board’s desire to have the applicant work with a year round planting schedule?
Paul Kane – the existing car wash takes up a lot of space
Paul Curtin – there will be some openness with vegetation. Most do not want to hide behind a fence. The pool and clubhouse are seasonal only and the apartments are even farther away. Proposes doing away with the fence and working on heavier evergreen landscaping.
Laurie Michelman – have staff work towards making vegetation denser but do not completely discount fence.
John Rogalski – if the fence is solid it will darken the area
Nicki Wright – thinks the current concept presented is done well – a fence would be out of place
Laurie Michelman – staff will work with the applicant on vegetation pending Board approval
Steve Lynch – questions time and location of trucks
Paul Kane – in the morning depending on where they will be coming from via Grant Ave
Steve Lynch – expresses concern about northbound trailers turning in left from Grant Ave
Paul Kane – the warehouse is in Syracuse but will instruct no left turns for tractor-trailers.
Steve Lynch – the site assembly includes 3 parcels?
Paul Kane – the car wash, the ice cream place & auto zone lot.
Jim Galvin – Dilaj’s properties look to be 2 parcels themselves
Paul Curtin – we believe this to be a single lot.
Paul Kane – according to the contract it is 2 addresses with 2 tax map numbers. We will determine if it will be 3 or 4 parcels.
Steve Lynch – Grant Ave has mountable curbs with a right out only - sidewalk to remain at grade.
John Breanick – there was talk at one time that Chapin was to remain the owner and Auto Zone leases – are you assuming the lease?
Paul Kane – Auto Zone has a 20-year lease and we will be buying that along with Dilaj’s and Chapin’s properties. All properties will be completely owned by Grant and Standart LLC
Steve Lynch – if the development is approved what is the targeted opening date?
Paul Kane – 4 months of construction, 30 days for fixtures – if we start in September we should open in February 2004.
Steve Lynch – due to troubles in the past wants Board to consider a bond or security to cover costs of any improvements not done.
Paul Kane – we can designate a fair price and give a letter of credit from the bank. It is not wise to begin landscaping in November. In the lease we are legally required to do what is on the plan.
Steve Lynch – checking calculations it is 120-foot length drive on Standart – 220 feet from center to Grant Ave and 210 feet up to Schwartz Dr.
Nicki Wright – do you develop and lease?
Paul Kane – we buy and develop – Eckerd will rent for 20 years with a 5-year option.
John Breanick – who will upkeep the landscaping?
Paul Kane – Eckerd hires its own landscapers, mowers, snow removal, etc.
John Breanick – where will snow storage be?
Paul Kane – the parcel behind Salvation Army has plenty of room.
Laurie Michelman – discusses special meeting.
Paul Kane – would like to be the last Tuesday in July.
Laurie Michelman – that is only 1 week away from the regular meeting.
Paul Curtin – schedule a meeting in 2 weeks to address comments made tonight then go to the next regular meeting.
Steve Lynch – it is great that there was a preliminary meeting tonight. Staff has been give direction. We can work through issues at the staff level and present to the Board. We cannot do SEQR until DOT comments are available. If the Board is open to meeting on the 15th then staff will be available. We will attempt to get an answer by DOT but it is not guaranteed.
Paul Curtin – suggest the 22nd for further discussion.
Laurie Michelman – I am not available.
Paul Kane – we will go along with the next regular scheduled meeting.
Laurie Michelman – we would need to give public notice for a special meeting.
Chair – confirms the date of the next meeting to be August 5, 2003. Asks for a motion to adjourn. Motion to adjourn made by Sam Giangreco, seconded by Nicki Wright. All members vote approval.
Meeting adjourned.
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