City of Auburn Planning Board
Wednesday, November 5, 2008, 6:30 PM, MEMORIAL City Hall
Present: John Breanick, Brian Halladay, Allen Zentner, Mark DiVietro, Sam Giangreco, Christopher DeProspero
Staff: Stephen Selvek, Planner; Andy Fusco, Corporation Counsel; Brian Hicks, Sr. Code Enforcement Officer; Tom Weed, APD
Absent: Anthony Bartolotta
The Chair called the meeting to order. The Pledge of Allegiance was recited.
Agenda Items: 12 Pearce Ave, 150 Wall St., 201 North St., 7 Prospect St., 252R North St.
Items Approved: 12 Pearce Ave, 150 Wall St., 201 North St., 7 Prospect St.
Items Tabled: 252R North St.
Agenda Item 1: Minutes of October 7, 2008
Chair asks if there are any changes, corrections to be made then asks for a motion to approve the minutes. Motion made by Brian Halladay, seconded by Allen Zentner. All members vote approval. Motion carried.
Agenda Item 2: Application for Minor Site Plan Review for the purpose of constructing a 60’ x 50’ addition to the rear of an existing storage facility located at 12 Pearce Avenue.
Chair asks staff for an update on the project.
Stephen Selvek – the applicant had provided a preliminary layout at the last meeting. There were questions on gravel being used, the overhead doors and a storm water prevention plan. These items were clarified and are available in the packets provided to the Board. Engineering has approved the storm water drainage plan. We have already looked at SEQR. Staff recommends approval of the site plan as presented.
Chair asks if there is anything to be added by the applicant. No further comments.
Chair asks the Board for comments. No comments.
Chair asks staff for comments.
Stephen Selvek – again, SEQR has been completed and staff recommends approval.
Chair asks for a motion to approve the site plan as presented. So moved by Brian Halladay, seconded by Mark DiVietro. All members vote approval. Motion carried.
Agenda Item 3: Application for Special Permit for Home Occupation to operate a urine collection and breath testing facility in the existing garage on the premises located at 150 Wall Street.
Chair asks staff for an update on the project.
Stephen Selvek – as the last meeting the applicant presented plans for a drug testing facility. A number of questions were raised which were answered at the meeting enabling the preparation of SEQR. Some conditions discussed such as hours of operation and number of clients on the premises at one tome. The clients are mostly individuals seeking employment and required to have drug screening as part of the process. The permit is valid for 24 months after which the applicant can seek an extension.
John Breanick arrives.
Chair asks if the applicant has anything further to add.
Regina Bullock – no additional information except that there are actually four parking spaces available.
Stephen Selvek – had noticed the parking areas when visiting the site. Considering one spot will be used for the applicant’s POV the other 3 will be for clients so there will not be an issue with on-street parking. We do not want to give the appearance of a business being run there in accordance with SEQR.
Although the public hearing has already been held the Chair allows a member of the public to speak.
Robert Sealey, Wall St. – states he has to look out at the garage from his window. There are other labs in the area that could handle this type of business. It is unsettling that it is being done in a private residential area.
Chair asks the Board for comments. No comments.
Chair asks staff for comments.
Stephen Selvek – part 2 of the short EAF has been drafted and no significant negative environmental impacts are anticipated. Staff recommendation is for a negative declaration on SEQR and approval of the special permit with the conditions listed.
John Breanick – asks Tom Weed if this will increase traffic of if there are any traffic issues.
Tom Weed – no to both questions.
Mark DiVietro – asks is the 24 month option is mandatory or if the business can be discontinued if found to not be operating within the set parameters.
Stephen Selvek – if not operating properly the business would be in violation of the permit and the permit can be revoked at any time.
Chair asks for motion for a negative declaration on SEQR. So moved by Allen Zentner, seconded by Mark DiVietro. All members vote approval. Motion carried.
Chair asks for a motion to approve the special permit with set conditions. So moved by Mark DiVietro, seconded by Brian Halladay. All members vote approval. Motion carried.
Agenda Item 4: Public Hearing: Application for Major Site Plan Review for the purpose of rehabilitating an existing building to create seven apartment units located at 201 North Street.
Chair invites the owner or agent to speak.
Jill Fudo representing owner Ian Kyle of KyleCroft – the plan is to redevelop and existing industrial site with a change of use to mixed occupancy residential and commercial office. The residential portion will be high end apartments ranging from $800 - $1100 geared toward young professionals. Apartments will be structured from efficiency loft to 2 bedroom units. There is no change in the footprint of the existing building. It will be done in two phases with the apartments being Phase I and future development of commercial use as Phase II. Phase II has not been completely determined as of yet. We will be removing debris from the building and bringing it up to a level that will enhance the area. The site plan shows the location of the apartments.
Chair invites the public to comment. No comments.
Chair asks the Board for comments.
John Breanick – asks if the car wash there will be remaining.
Stephen Selvek – this property is behind the car wash and separate from it. It had no bearing on this project.
John Breanick – asks the square footage of the apartments.
Jill Fudo – the 1 bedrooms will be 980 square feet, the others will range from 1500 – 1700 square feet.
Stephen Selvek – The site is zoned general commercial and the proposed use is allowed. This is a multi-phase project. The applicant does not have plans for the building outside of the residential units yet. The only exterior alterations will be the installation of decks/landings. The applicant indicates the necessary parking and has the necessary set backs and buffers. Utilities are available. Applicant needs to show plantings and pedestrian walk ways. A storm water drainage plan has been submitted for review. This is a preliminary review of the project for tonight with a draft resolution for preliminary approval to allow the applicant to continue planning. It is a type II action under SEQR. This project is similar to the Logan St. project but on a smaller scale. Staff recommends preliminary approval.
Chair asks for a motion to for preliminary approval of the project. So moved by Brian Halladay, seconded by Christopher DeProspero. All members vote approval. Motion carried.
Agenda Item 5: Public Hearing: Application for Major Site Plan Review for the purpose of constructing a 5,000 SF multi-use building located at 7 Prospect Street, which will house office space, cold storage, and a workshop to be utilized by IAGT and CCC.
Chair asks the owner or agent to speak.
Bob Brower, Grover St., CEO of IAGT with Jim Kent – this is a Not For Profit organization working in coordination with CCC. We provide geospatial data. We will be removing the existing structure on the site, creating a berm and landscaping and blending the site in to the campus.
Jim Kent – we will be demolishing the residence on the site. Due to the expense of filling in the basement that will be left as greenspace and will be continued to be filled in as it settles. The building will be 5000 square feet multi-use purpose with 5 bays, 3 bays will have overhead doors & 2 will have personal doors. It is situated to take advantage of the lay of the land. The building will not be seen from Franklin St. A planted berm will offer a filtered view from Prospect St. We are making an effort to blend in with the surrounding area. Both parcels will be transferred to CCC in the future. If there is any increase in water run off it can be detained at the north end in a detention pond if needed. Right now run off sheet drains to the college system and dumps at the nature
trail ponds.
Chair asks from comments from the public. No comments.
Chair asks for comments from the Board.
Mark DiVietro – questions the building materials to be used.
Jim Kent – we have not reached that point yet.
John Breanick – questions the pitch of the roof & where the run off will go.
Jim Kent – we do not have those details at the time. There will be no run off going off-site.
John Breanick – questions is this is part of the college.
Bob Brower – it is located on the campus but is a separate corporation. Access to the property is internal from the college property. As said, the proposed site is to be eventually owned by the college.
John Breanick – questions the purpose of the bays with the overhead doors.
Bob Brower – they will be used for storage but this will not be a principle receiving site.
Brian Halladay – questions if the building will be built into the site.
Jim Kent – no, a combination of the topography and the existing evergreens will hide the structure.
Chair asks for Staff comments.
Stephen Selvek – SEQR is a type II action in accordance with section 617.6.c8 and review is not required for this project. This is an R1 zone but it is a quasi-public use and allowed. They will be using existing utilities. Storm water run off needs to be addressed. Staff recommends preliminary approval.
Chair asks for a motion to for preliminary approval of the project. So moved by John Breanick, seconded by Christopher DeProspero. All members vote approval. Motion carried.
Agenda Item 6: PUBLIC HEARING: Application for Major Subdivision Review for the purpose of subdividing a 7-acre portion of a parcel located at 252R North Street (access via Rochester and N. Fulton Streets) into 31 lots for the purpose of creating 30 semi-detached single-family rental units and a community building.
Chair asks for an update from staff.
Stephen Selvek – last month the applicant presented a project of 31 lots to be subdivided for 31 semi-detached buildings accessed via N. Fulton St. and Rochester St. The intent is to provide housing for low-income families.
Chair invites the public to speak with the admonishment to keep comments under 3 minutes and that it is not a Q & A.
Al Graney, Rochester St. – asks is this is rental units or ownership?
Stephen Selvek – it is to be rentals for 15 years then eligible for owner occupancy.
Al Graney – they are getting significant tax breaks that the rest of the neighborhood done not enjoy. N. Fulton and Rochester Sts. are short and narrow. Standart is already a heavy traffic area. The additional vehicles from the development will only make it worse. Suggests looking into access from the connector road.
Crystal Deal, Rochester St. – agrees with the previous speaker. There are 3 buses, 2 handicapped and 1 elementary, that travel on Rochester St. making it impossible to get through when it is there. This presents a safety issue when introducing even more traffic.
Stan Barski, Dayton St. – bought home for the quietness of the neighborhood and that will be threatened by this project. This project will devalue the homes already there. There are many vacancies in the subsidized buildings available. Another development is not needed. Also, the drainage is a serious issue. Asks how sidewalks will be connected. Most people park in front of their houses, sidewalks will force them to park on a street that cannot handle it. Why do they want to come up these streets and ruin the neighborhood? The project does not belong here and should be turned down.
Patricia Festa, N. Fulton St. – found out they are planning to move my own personal driveway. There is a reason for the drive being where it is. The house next door was not placed properly and the space between the homes is where the electric and cable is so how can a driveway be put there? Existing subsidized housing is not at capacity so why is more needed? Emergency vehicles have a difficult time as it is accessing the area. Also agrees with previous comments made.
Joe Lawrence, Rochester St. – bought residence for quietness of neighborhood. This is an example of a handful of people wanting to make money without regard to anything else. If cars are parked on both sides of the street it will be extremely difficult to pass through and will be worse in winter.
Kim Campagnola, Rochester St. – there has been no traffic study on this street. The school district has changed and now the increase in people will overcrowd the classes. There are already 5 low-income housing developments in the area, another one is not needed.
Howard Evans, Rochester St. – there is concern with the way the street ends with a T intersection with Standart. Ingress and egress is very difficult. This will increase traffic on Dayton, Rochester and N. Fulton. Also, we enjoy the wilderness in the area as it is.
Don Fenek, N. Fulton St. – it is obvious that no one wants this development here. Listen to the community, not to those who want to take it away. Traffic is definitely a problem.
Linda Bauso, Rochester St. – agrees with those who have commented already. The street is extremely narrow with no sidewalks and no curbs. Increased traffic would make it that much more unsafe. How can it be estimated when the development is not there? Today families have 3 to 4 cars. The egress to Standart is very difficult. There is just not enough room. Addition of curbs and sidewalks would remove people’s front yards.
Tony , N. Fulton St. – concerned with the impact to the community. There are many children who play in the area.
Chad Mitchell, Chase St., with Seneca/Cayuga ARC – partnered with 2+4 who is allocating 5 parcels to the disabled. ARC are advocates for the disabled and many are in need of housing. Most available low income housing is not handicapped accessible. More individuals are interested in living within the community vs. in supervised settings. This will benefit ARC employees also and many of the staff qualify under the income guidelines. It is hard to find clean, affordable housing.
Trisha Everet, representing S/C ARC – Low income is not the only focus, fixed income is looked at also. Finding accessible, affordable housing is difficult. We are not asking for handouts but for a way to empower those on fixed incomes.
Amanda Weatherby, Holley St., Cayuga Seneca Community Action Agency – works in family development. Most families seen in emergency situations had a housing crisis. 2 units of this development are being allotted for emergency housing. Quality housing is difficult to find.
Marie Montgomery, Cayuga Seneca Community Action Agency – helps with utilities. It is true that there are vacant houses and rentals but the required upgrades are costly and heating units are inefficient. It is not realistic to expect people to invest time and money to retrofit these homes. This development is using green building and energy efficiency. The community needs this development.
Jennifer Sutton, Junius, Cayuga Seneca Community Action Agency – Affordable housing develops strong families, brings economic vitality to the community, increases property values and encourages upward mobility. We need the stability affordable housing brings.
Amanda Mucedola, Dayton St. – we are not here to say affordable housing is a bad thing. The concern is this particular location. It is not appropriate. People with disabilities and on fixed incomes may be the targets but will they be able to afford buying these homes once they are no longer rentals?
Mark Lawn, Cameron St. – concerned about the increase of traffic on Standart Ave. It might be a good project to consider when the connector road is in and can be accessed from there but not in this area.
Joe Mucedola, Dayton St. – agrees with neighbors. Also, other subsidized developments do background checks on prospective tenants, will this be done? It’s a good project but not for this area.
Chair closes the public hearing and asks staff for comments.
Stephen Selvek – City Council will consider Planning Board as the lead agency at tomorrow’s meeting, this will give the go ahead to continue review on the project. Staff will confine with SEQR review. In December or January the project will go through preliminary then final review. The applicant should respond in writing to comments made here to the Planning Office.
Wendy Marsh, Attorney for the project – will have a response to the concerns voiced.
Other Matters:
Stephen Selvek – the comprehensive plan workshops will be the 15th at CCC from 9:30 to 11:30 a.m. and th3 19th at Auburn Public Theatre from 6:30 – 8:30 p.m. We will be looking at a wide spectrum of community issues.
John Breanick – asks for an update on the connector road.
Stephen Selvek – still working with DOT and the railroad.
John Breanick – asks about any recent traffic studies of Standart.
Stephen Selvek – provided by 2+4 for their project.
Next meeting is December 2, 2008 at 6:30 p.m. Chair asks for a motion to adjourn. So moved by Brian Halladay, seconded by md. All members vote approval. Meeting adjourned.
Recorded by Alicia McKeen
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