City of Auburn Planning Board
Wednesday, December 2, 2003, 7:30 PM, MEMORIAL City Hall
Present: Laurie Michelman, Sam Giangreco, John Rogalski, Nicki Wright, Mark DiVietro, John Breanick. Absent: Sandra Craner
Staff: Nancy Hussey, Corporation Counsel; Steve Lynch, OPED Director, Jim Galvin, CD Program Manager, Brian Hicks, Codes
The Chair called the meeting to order. The Pledge of Allegiance was recited and roll was called.
Agenda Item 1: Minutes of September 8, 2003 and November 12, 2003. Minutes of September recommended to be tabled due to lack of quorum of members present at that meeting. Chair asks for motion to approve the minutes of November 12, 2003. Motion made by John Breanick, seconded by Mark DiVietro. All members vote approval. Motion carried.
Agenda Item 2: Public Hearing for preliminary subdivision at 30R Prospect St.
Chair invites owner or agent to speak.
Dan Flanders – the plan is essentially the same as presented last month with the exception that the south access is two lanes vs. a one-way single lane with signage. Recommendation is for right turn out only. The lot sizes and set backs are included. Also the water mains and sanitary sewers. There are 21 lots with 20 houses proposed and the 21st lot used for storm water detention and treatment pond.
Chair invites members of the public to speak.
Simon Moody, Prospect St. – has a number of concerns re: nature of development – has not seen any plans yet. Wonders about the change of the neighborhood character. The lot has historically been vacant and available to the neighbors. Concerned with water runoff since the rest of the neighborhood is downhill. Neighborhood has construction and vehicle problems with the CCC expansion. Traffic is of concern. Currently no sidewalks on Prospect St. There is increased traffic from CCC and the new KFC. Expresses desire to address more fully after reviewing plans. Concerned with manner of development, target price, target population. Currently a working neighborhood and does not want to see properties devalued. What facilities will be in the new
development? What will be the effect on local schools?
Chair asks that sketch plan be placed on easel for review by public.
Rusty Tierney, Prospect St. – sent out his own mailing to the neighborhood. Thinks subdivision will affect more than just bordering properties. Traffic is already out of control. There are no sidewalks. Runoff is a problem, the field causes flooding. States a major concern being that he asked to view plans and was told they were unavailable. Thinks neighborhood is unaware of what is going on and what the impact will be. States that KFC has increased traffic on the road. Speed limit is not enforced. Wonders where the stacking will go for new project and how many more vehicles will be in the area.
Dan Flanders – explains project on sketch plan. The slope of the ground is to the west with run off to the east captured by the new road and gutters and carried to the south detention pond. Balance can also be captured by rear yard swale.
General discussion with neighbors ensues.
Simon Moody – questions the entrance on Franklin.
Chair – it has been discussed with APD.
Tom Weed – it wouldn’t work because of the hill (limited sight distances at crest of hill).
Tom Jango, Prospect St. – questions the boundary lines with Sennett.
Chair – points out that the buildings could all be in Auburn with the rear of the lots in Sennett.
Tom Jango – states putting in swales in rear yards will not work. Water will go down toward Prospect and flood homes there. Water needs to be diverted elsewhere. Install larger drain culvert. A ditch will erode and close and always be a problem.
Steve Lynch – a full drainage plan will be required prior to any final approval. This is a forum to make people aware of what is going on and solicit input from neighbors and residents.
Tom Jango – not opposed to growth done properly. Also, water pressure will be affected. What will the homes look like? Doesn’t want this turned into the “valley of the homes” with every one looking the same. Also doesn’t want current land values diminished.
Dan Flanders – storm water run off can’t correct all problems but can keep them from getting worse. Collecting in the detention ponds will control the release. Sidewalks will be installed in the new development.
Simon Moody – questions the impact on traffic with access from Prospect St.
Pat Bologn, Prospect St. – agrees impact all on Prospect St. Chief concern if the traffic. All new businesses on Grant Ave increase traffic on Prospect. This will be added to with subdivision. Speed limit is ignored. Concerned with the safety of pedestrians, children and people living in the neighborhood.
Simon Moody – asks if the proposed connector road will link to Prospect.
Steve Lynch – it will be across from it at the existing traffic light on Grant at Prospect.
Simon Moody – this will also add to traffic on Prospect.
Rusty Tierney – it is difficult now to turn left at the KFC/Cayuga Bank corner. The new road will be adding to it.
Laurie Michelman – it will be traffic light controlled.
Simon Moody – there is already a traffic signal there. There will still be an increase of traffic.
Chair – asks if there are any more public comments (none); closes the public hearing and asks the Board if they have any questions.
John Breanick – will drainage locations be included in the final site plan?
Dan Flanders – calculations have not been done yet. The slope is east to west. The road itself will cut off and intercept flow to the south detention pond. This will cut off a large portion of the flow to the back yards.
John Breanick – questions if storm sewers will be installed.
Dan Flanders – looking to install concrete road gutters to collect water into detention pond.
John Breanick – agrees with neighbors. As viable option and relief on Prospect – states there is good access across from the golf course.
Dan Flanders – will look at it again.
Sam Giangreco – wants more info on the detention pond.
Dan Flanders – has no other specs at this time. From past experience it will not be massive – the lot is more than adequate to store any anticipated run off.
Mark DiVietro – have any standards been set for the houses yet?
Dan Flanders – not yet – it is not up to the developer to pick the house, it is up to the buyer. Who buys and builds and whatever the market allows. Homes will be equal to or better than what is currently there, not worse.
Nicki Wright – questions a meeting with Sennett.
Dan Flanders – no meetings have been held yet. There has been some preliminary conversations – hopes for a resolution that will satisfy everyone.
John Rogalski – will have to wait for a drainage plan for proper assessment. This is an important project.
Laurie Michelman – the developer does not build – develops and sells lots only. Questions cost of lots.
Dan Flanders – not known at this time.
John Breanick – proposes City add Prospect St. to its sidewalk program. Agrees that no sidewalks creates a problem for pedestrians.
Chair asks for staff comments.
Steve Lynch – this is a basic subdivision process – and this preliminary step permits comment and review for the audience here tonight and the public in general. Part of the project is in Sennett, the developer will approach Sennett. At this time, it is proper for the Board to resolve the City as the lead agency for SEQR review in coordination with Sennett. All utility and access infrastructure is in the City, and all services will be provided by the City of Auburn. Sennett will be involved in this review process. At lease one other meeting will be needed if preliminary review is not done tonight, and all neighbors within 400 feet of the development will be notified. Anyone wishing to review the plans is welcome to come to the Planning Office. After the preliminary review, a final
meeting will be held. A detailed drainage plan is required to be reviewed and approved by City of Auburn Engineering prior to any final approval. APD and AFD will look at traffic and site circulation.
Chair – asks Board for action. Recommends Board act as lead agency for SEQR but hold off on preliminary approval.
Polls Board – all members concur.
Lead agency resolution distributed.
Steve Lynch – reads resolution into the record.
Chair asks for a motion for the City of Auburn to be the lead agency in SEQR action. Motion made by John Breanick, seconded by Sam Giangreco. All members vote approval.
Motion to adjourn preliminary approval made by John Breanick, seconded by Mark DiVietro. All members vote approval. Motion carried.
Agenda Item 3: Public Hearing for preliminary and final subdivision at 244-246 Franklin St.
Chair invites owner or agent to speak.
Mike Lepak, Weedsport – owns several properties adjoining 244 Franklin St. Would like to sell lots and needs subdivision to do this.
Chair – invites members of the public to speak. There being none asks the Board for any questions.
Mark DiVietro – are there any plans for the properties.
Mile Lepak – not at this time. The driveway needs to be on one property.
Chair – asks for staff comments.
Steve Lynch – looking at lot C – the bold line is the existing line? (yes). There is a home there? (yes). The former lot B is being dissolved to A & B?
Mike Lepak – lot B & C will be included into one lot.
Steve Lynch – this is a complete reconfiguration of parcels with none currently being standard lots. Not sure if this can be approved as lot C is not shown as being part of lot B on the subdivision plans provided this evening. Area D – is heavily wooded with a ridge and stream. The proposed subdivision leaves Area D with a 21’ easement onto Franklin St. from the resulting lot. This creates a flag lot that cannot be open for future development of more than one home.
Mike Lepak – I want this for personal use.
Steve Lynch – wants it stated for the record that this isn’t to be turned into a roadway for future development.
Mike Lepak – wants to sell property.
Chair – the next meeting is January 5, 2004 – are there any contractual restraints.
Mike Lepak – No - the people in the house are renting.
Steve Lynch – there are no new roads or infrastructure. This is a restructuring of lot lines only. The preliminary approval can be waived. Work with the surveyor and Jim Galvin to get a final plan. If it is available in time for the next meeting, it can be considered at the next regularly scheduled meeting.
Chair asks for a motion to adjourn. Motion made by Nicki Wright, seconded by Sam Giangreco. All members vote approval. Motion carried.
Chair confirms the next meeting will be January 6, 2004.
Other Business: Prospect Street Site Plan
John Breanick – asks status of Kubarek properties on Seymour St. – notices for sale signs on properties.
Nancy Hussey – there hasn’t been a ruling yet on the Article 78 proceeding.
John Rogalski – according to Mark Kubarek they are waiting for the decision of the judge.
John Breanick – the property east of the church has been sold – is that involved?
Steve Lynch – unknown.
Steve Lynch – distributes schedule for next year’s meetings and deadlines. Comments on discussions concerning residential developments. There are a number of large R1 properties open for development; Prospect St., Bluefield Rd., Grant Ave, Thornton Ave. etc. We are asking the board to consider the potential for changing some of these vacant R-1 parcels to the R-3 Zoning designation (distributes R3 regulations). The primary difference between R1 and R3 is that the R3 designation allows planned development districts (PDDs). Although the term R3 conjures images of large community development, it really does not, and in fact it can also be used for R1 development. The R3 permits specific planned developments and the review and approval process is more controlled and different in many
ways from the typical subdivision and site plan review process. There is flexibility on lot size, set backs, etc. The R3 designation allows a developer to “cluster” housing and related development and leave the rest of the site open. In addition, the R3 density criteria assure that there are no more homes per acre that in R1 – 6000 sq ft/lot, 7 lots/acre. There are also procedural safeguards – R3 zoning designation requires a zoning amendment that would be specific to the development and use under consideration. Initially, the Planning Board requires detailed plans for review, followed by a Public Hearing and recommendation on the proposed PDD to Council. Council determines yes or no and has the authority for final approval of a specific PDD proposal. That plan only is approved, otherwise the process has to begin again. If these parcel remain as R1, many may remain undeveloped, especially if major infrastructure is
required to meet the R1 single-family requirements and typical layout.
There is further general discussion concerning the 30R Prospect St. proposal.
Chair asks for motion to adjourn the meeting. Motion made by Mark DiVietro, seconded by Sam Giangreco. All members vote approval.
Meeting adjourned.
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