City of Auburn Planning Board
Tuesday, May 2, 2006 6:30 PM, MEMORIAL City Hall
Present: John Breanick, Jill Fudo, Anthony Bartolotta, Sam Giangreco, Laurie Michelman, Mark DiVietro
Staff: Steve Lynch, OPED Director; Stephen Selvek, Planner; Brian Hicks, Sr. Code Enforcement Officer; Tom Weed, APD; Nancy Hussey, Assistant Corporation Counsel
The Chair called the meeting to order. The Pledge of Allegiance was recited and roll was called.
Chair reads a proclamation, in memorial, to John Rogalski for his years of service and asks for a moment of silence.
Agenda Item 1: Approval of minutes for April 3, 2006
Chair asks for a motion to accept the minutes April 3, 2006. Motion made by Sam Giangreco, seconded by John Breanick. All members vote approval. Motion carried.
Agenda Item 2: Public Hearing for Minor Subdivision at 78 Thornton Ave.
Chair invites the owner or agent to speak.
Steven Smith, Elizabeth St. – We are asking for a subdivision for a site to build a single-family home run by the E. John Gavras center.
Chair asks for input from the public. There being none, Chair closes the public hearing and asks for comments from the Board.
Chair recognizes Mayor Lattimore.
Mayor – asks how many home the Gavras center runs.
Steven Smith – 3 homes. This will be a respite home, not an IRA. It will be the 4th house.
Staff – this is a straightforward minor subdivision that does not require the creation of external utilities. The parcel faces Garrow Street Extension and will tap into utilities on Garrow. It meets with the zoning criteria for a buildable lot. We recommend waiving preliminary approval and moving to final. There are no significant issues per DRC. This will be used as what would be defined as a single-family dwelling. Recommendation is for a negative declaration on SEQR and approval of the subdivision as presented.
Chair asks for a motion for a negative declaration on SEQR. Motion made by Sam Giangreco, seconded by Mark DiVietro. All members vote approval. Motion carried.
Agenda Item 3: Public Hearing for 150-160 Grant Ave. Implementation of Phase II of redevelopment; 14,000 SF multi-purpose building.
Chair invites the owner or agent to speak.
Rich Maher of Dunn and Sgromo and Brian Donovan of HDL. This was presented last year as an overall development of 8 acres including a Walgreen’s and 3 outbuildings. It has since been revised. The new plan is a 14,000 SF building in the rear with a coffee house in the front. DRC had expressed concerns with the traffic circulation around the coffee house which has since been removed from the current plan, with only the larger building remaining with green space in the front. DRC comments have been represented on the new plan. Lighting has also been included although the photometrics analysis is not yet available. The front of the property shows a temporary treatment (the grass area) but if not developed in three years all landscaping planted will be permanent.
Chair asks for comments from the public.
Jennifer Hogan, Citizen newspaper – asks if there are any potential tenants
Brian Donovan – All Care Dental is the only one disclosed at this time although there are others. Tenants will be shifted as needed. Has interest in all space but trying to meet deadlines of completion in the fall.
Joanne Dusel – asks who is responsible for maintaining the green space.
Brian Donovan – HDL will do that.
Chair closes the public hearing and asks for comments from the Board.
Laurie Michelman – asks for a review of signs
Brian Donovan – concerning the pylon sign, it will include the tenants names and the name of the plaza. The actual look is still being reviewed.
John Breanick – the current sign there (Walgreen’s) – it was approved to be animated?
Steve Lynch – yes, HDL went to the ZBA for a variance which was granted.
Laurie Michelman – asks Tom Weed for his opinion.
Tom Weed – the only concern I had was the traffic circulation around the coffee shop & that has been eliminated.
Brian Donovan – we are hoping to review that option again in 60 days.
Chair asks for staff comments.
Steve Lynch – the building has five tenants now which should not impact traffic. Storm water management has been reviewed by engineering. The original plan was approved and although this plan is revised the overall permeable surface has not changed. A storm water pollution prevention plan (SWPPP) is required to be submitted by the DEC. DRC reviewed closely and expressed concerns to the developer, which have been addressed. Recommendation is for a negative declaration on SEQR and approval of the site plan for phase II. They have submitted signs to be included as part of the program. Any changes in this will be processed through Code Enforcement.
Chair asks for a motion for a negative declaration on SEQR. Motion made by John Breanick, seconded by Anthony Bartolotta. All members vote approval. Motion carried.
Chair asks for a motion to approve the Phase II site plan as submitted. Motion made by Sam Giangreco, seconded by John Breanick. All members vote approval. Motion carried.
Agenda Item 4: Public Hearing for 276 Grant Ave. Construction of 2,196 SF building for Credit Union Branch Office.
Chair invites owner or agent to speak.
Peter Crissey, Project Architect – also did the Brookside Office Bldg originally approved for this site. Now the plan is for a Federal Credit Union branch with three drive-through lanes one of which will be open 24/7. This building is smaller than the one previously approved. We hade originally proposed a spruce (tree) line at the top of the property but will be using a staggered line of spruce instead. There is approximately the same amount of impervious surface. Retention areas are adequate for the run off. Landscape screening is done per code at the request of Staff. We did not want to create another driveway so will be using the exiting access off of Brookside next to the auto parts store. Signage will be on the front of the building and by the roadside about 6 feet in.
Chair asks the public for comments. Closes the public hearing and asks the Board for comments.
John Breanick – asks how 3 drive-through lanes could not affect traffic
Sam Scro, FCU Manager – the 1st lane is an ATM and envelope drop. The other 2 lanes have a tube system. At the current locale the ATM does 2200 transactions per month. We anticipate 25-50 transactions per day mostly after hours.
John Breanick – what is the traffic through the tube lanes?
Sam Scro – 50-75 per day per lane
John Breanick – what is the walk-in traffic?
Sam Scro – there are about 400 transactions per day including the drive-throughs with the majority on Wednesdays & Fridays, paydays.
John Breanick – have you spoken with any of the neighbors?
Sam Scro – no
John Breanick – have you received any questions from them?
Sam Scro – no
Steve Lynch – there have been no questions to the planning office from any neighbors.
Steve Selvek – concerning the traffic, per the previous plan Stantec (traffic engineering firm) did a traffic study in February 2005 based on the proposed use of medical/dental at that time. This use is a worst-case scenario in traffic generation. It was determined that traffic would not considerably increase. Yes a drive-in bank will increase traffic but it is offset by the size of the building.
Steve Lynch – asks Peter to point out the internal stacking on the premises.
Laurie Michelman – questions Tom Weed for any concerns.
Tom Weed – none at this time.
John Breanick – questions snow storage
Peter Crissey – it will be pushed into the retention areas.
Steve Lynch – asks Peter to point out at front at grade where there is curbing and line of trees
Jill – questions the location of the dumpster as it is in line with the entrance.
Sam Scro – the dumpster has been removed. There will be minor trash generation and it is not needed.
John Breanick – where will the drainage go?
Peter Crissey – there are three retention areas (points out). Structures are connected via underground piping
John Breanick – questions if Hunter Brook will be involved.
Peter Crissey – it will not be disturbed
Laurie Michelman – asks how quickly the landscaping at the rear by Prospect will be filled in.
Peter Crissey – the spruce grows rather quickly
Laurie Michelman – suggests starting with larger trees
Steven Selvek – the landscaping plan went through different changes. The spruces are staggered to give a denser screen.
Jill Fudo – questions site lighting. There is an aggressive need for lighting at the ATM. Can the area where the dumpster now is be cleaned up somehow?
Peter Crissey – this will be well landscaped especially compared to other businesses. We can leave the arborvitae around the dumpster area where the dumpster is now being removed.
Chair – asks for staff comments.
Steve Lynch – the drive-through lanes take up some of the footprint of the previously proposed building. It maintains a 60’ buffer to the north and a hedgerow of spruce trees. It adds new plantings. Storm water management is basically the same as the impervious area changes little and was previously approved by Engineering. Site lighting includes three poles with lamps to light the parking area and lighting for the ATM. Parking lot lighting will be off at night. Downcast lighting on the building and at the ATM – will also have spillover lighting from other buildings. The DRC recommends the site lighting be revised. Also recommends a negative declaration on SEQR and approval of the site plan.
Nancy Hussey – we received a late call from the APD Chief stating that he hadn’t had time to review the traffic plan. Make approval contingent on review by APD.
Laurie Michelman – is there a time frame for this? Is there a hardship if it’s tabled?
Sam Scro – yes – it would create a set back. We could go with a 10-day review.
Nancy Hussey – if it is not satisfactory it will be brought back before the Board.
John Breanick – makes a motion to table until the next meeting.
Laurie Michelman – can we do a conditional SEQR?
Nancy Hussey – uncomfortable with a conditional SEQR.
Laurie Michelman – so we either consider a special meeting or table. To be able to give a negative declaration we need to be comfortable with the information on impact. We do not have the full scope of info.
Peter Crissey – it appears the client would be penalized as we have acted with due diligence
Steve Lynch – a subdivision is needed also and that has yet to be presented to the Board. We can bring both issues to next month’s meeting.
Sam Scro – that would work
John Breanick – the subdivision is from KFC?
Steve Lynch – yes – the subdivision is from the entire parcel
John Breanick – renews motion to table. Seconded by Sam Giangreco. All members vote approval. Motion carried.
Steve Lynch – for the record, when plans were received we distributed them and notified all the DRC departments, including the APD.
Agenda Item 5: Public Hearing for Application for Zoning Amendment to the City of Auburn Zoning Ordinance Chapter 305.
Steve Lynch – the amendment we have been discussing with the Board in the March and April meetings is to expand the uses in the C1 Neighborhood Commercial Area. Business and/or professional uses are not allowed at this time and we believe expansion of the use definition will allow new productive uses. Impacts will be handled appropriately with Site Plan review. If approved, staff will prepare a resolution to present to Council.
Chair invites the public to speak. There being no comment, Chair closes the public hearing and asks for comments from the Board.
Nancy Hussey – resolution should have “whereas the Planning Board deems itself lead agency on SEQR review”.
John Breanick – agree with the proposed expansion of uses. Will Logan St. be involved in this?
Steve Lynch – As you know, we have discussed a possible overlay district there in the future. It is not related to this zoning amendment.
Steve Lynch- concerning SEQR there are no significant impacts. Each proposal will be reviewed on a case-by-case basis as it evolves.
Chair asks for a negative declaration on SEQR. Motion made by Jill Fudo, seconded by Mark DiVietro. All members vote approval. Motion carried.
Chair asks for approval for recommendation to Council. Motion made by Anthony Bartolotta, seconded by Mark DiVietro. All members vote approval. Motion carried.
Other matters
Steve Lynch – each April the Planning Board reviews the ordinance for any changes that may be recommended. We have a couple items to consider for review.
· Change of the Code for accessory uses/structures namely sheds. The limit now is 150 SF but we have found that the standard (construction) size is closer to 192 SF. It is recommended that the limit be raised to 192 SF to match prefabricated shed structures.
· Notifications for Public Hearings are sent to residents within 400 feet of the subject site. It does not state if the measurement is a radius or otherwise. We would like to clarify that to mean from either a point in the center of the site measured linearly or 400 feet measured as a continuous buffer from the perimeter.
· Continue to look at rezoning and overlays through out the City.
John Breanick – when will we discuss the cumulative build up of traffic on Prospect St?
Steve Lynch – when the subdivisions went in traffic was addressed in regards to those subdivisions. With recommendations from APD & Staff. Subdivisions do not create much additional traffic. Also, Prospect St. is a collector road connecting Franklin, N. Hunter and the surrounding areas to Grant Ave. If the Board feels that strongly about it a traffic engineer would have to be hired to study it.
Steve Selvek – we can’t predict what may happen and we can’t hold someone up because of a maybe.
Laurie Michelman – I believe we have reached the maximum for further development on this street.
John Breanick – when will the sidewalk issue be addressed on Prospect?
Laurie Michelman – does this go through Council?
Nancy Hussey – it goes through Engineering. The residents have not been demanding that sidewalks be installed.
Steve Lynch – there are also grade issues involved. A number of decisions are required.
John Breanick – there is a school bus stop at Brookside and Prospect.
Steve Lynch – yes, it exists there now & there are no sidewalks. With the building of the Credit Union sidewalks, curbs & an apron will be install at that area. The bank will be a vast improvement with minimal neighborhood impact.
Chair – Next meeting June 6, 2006 at 6:30 p.m. Asks for a motion to adjourn. Motion made by Mark DiVietro, seconded by Jill Fudo. All members vote approval. Meeting adjourned.
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