TOWN OF MACEDON
PLANNING BOARD
November 10, 2014
PRESENT: Chairman Doug Allen, members Suzanne Airy, Mert Bartels, Tom Morrison, Kevin Rooney and Greg Whitney. Also present were Town Councilman David McEwen, Town Engineer Scott Allen and Board Clerk Susan Bush. Absent was Mark McEwen.
Chairman Allen called the meeting to order at 7:30 p.m. A motion to waive reading the Legal Notice was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried.
PUBLIC HEARINGS:
PB-11-14 Engebrecht Wayneport Road Two-lot realty subdivision & residential site plans A motion to open the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried. Al LaRue of McMahon LaRue was present on behalf of the applicant. There was no one else present to speak for or against this application. A motion to close the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried.
PB-13-14 Dailey 835 Victor Road One-lot realty subdivision A motion to open the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried. There was no one present to speak for or against this application. A motion to close the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried.
PB-15-14 Gerber Homes 1460 Camborn Drive Residential site plan modification A motion to open the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried. John Graziose of Gerber Homes was present to address the Board. There was no one else to speak for or against this application. A motion to close the public hearing was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried.
OLD BUSINESS:
PB-11-14 Engebrecht Wayneport Road Two-lot realty subdivision & residential site plans Preliminary & final Al LaRue of McMahon LaRue addressed the Board. He stated that additional research had been done regarding the proposed driveways, and he had received a letter (10-14-14) from the Wayne County Highway Department agreeing to the placements. Wayne County Planning Board reviewed the application at their October meeting and determined it to have no intermunicipal or countywide impact. A motion for negative SEQR declaration was made by Kevin Rooney, seconded by Greg Whitney. All in favor (McEwen absent); motion carried. A motion was made by Kevin Rooney, seconded by Greg Whitney, to grant preliminary and final two-lot subdivision and residential site plan approvals as submitted. All in favor (McEwen absent); motion carried.
NEW BUSINESS:
PB-15-14 Gerber Homes 1460 Camborn Drive Residential site plan modification John Graziose of Gerber Homes addressed the Board. The prospective buyers of this lot would like to construct a 1,707 sq. ft. ranch style home. The lot is 80 ft. wide, and the footprint of the proposed home would be 61 ft. 8 in. Town Code for TPD zoning requires 8 ft. minimum side setback with an aggregate side setback of 25 ft. Gerber is proposing 9 ft. 2 in. setbacks on each side for a total of 18 ft. 4 in. They would like relief of 6 ft. 8 in. from the combined setback requirement. All other setbacks would be met. Due to TPD zoning, this change requires Planning Board approval as a site plan modification instead of ZBA approval as a variance. Mr. Graziose went on to explain that one of the prospective buyers is a disabled veteran, and would like the extra living space to address any possible future needs. This is the only undeveloped lot on Camborn Drive, and the houses on each side are at least 9+ ft. from their respective property lines. A motion for negative SEQR declaration was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent, Morrison recused); motion carried. A motion was made by Kevin Rooney, seconded by Greg Whitney, to grant a special permit for side setbacks as proposed in the site plan modification. All in favor (McEwen absent, Morrison recused); motion carried.
PB-15-14 Baldwin-Richardson Foods Corp. 3268 Blue Heron View Site plan modification Building expansion Log-in & sketch Randy Bebout of TY Lin International was present on behalf of the applicant, and he began his presentation by distributing revised plans (building footprint, floor plans & elevations), reflecting an additional 1,100± sq. ft. The Board then discussed the following points:
· 7,317± sq. ft. addition, 2 stories, to house administrative staff and accommodate
future growth. Interior renovations to existing offices will also be part of this project.
Overall building faηade will be upgraded. Customer entrance will be through addition;
current entrance will become employees only.
· Parking Will add small paved area & 15 parking spaces.
· Site access points Currently have two but will add a third to separate employee
access from truck access.
· Landscaping - Addition of curbed, landscaped island at the entrance & plantings along
the building.
· Drainage There are several existing on-site stormwater catch basins; no changes will
be required. Less than one (1) acre will be disturbed; no SWPPP will be needed.
· Services/utilities May have to move the water service; fire department connection will have
to be relocated. Expansion will not impact sewage treatment facility.
· Second floor access will be via two (2) stairwells; elevators are not required.
Mr. Bebout stated his client would like to get the project approvals in place through the winter so that construction could start as soon as possible in the spring of 2015.
A motion to grant sketch plan approval was made by Mert Bartels, seconded by Greg Whitney. All in favor (McEwen absent); motion carried.
TOWN BOARD APPROVAL:
Lakeview Health Services 1936 Route 31 Special Use Permit application Multiple family housing Peter Vars & Fred Shelley from BME Engineering, Harry Merryman (CEO) and Dave Masters of Lakeview Health Services, and Mark Pandolf of PLAN Architectural Studios were present to address the Board. Mr. Vars began with an overview of the project. Lakeview Health Services would like to build a 60-unit apartment building east of West Wayne Plaza. The project would involve 14.6 acres (two parcels of 1.5 acres and 13+ acres). Zoning is General Commercial which allows multiple residences by Special Use Permit issued by the Town Board.
Lakeviews proposal is for a single building with 60 one-bedroom apartments, community areas and office space. As part of the project, the existing building (housing 14 residents) at 1936 Route 31 will be removed. The lot will comply with all standards, setbacks from Route 31 and side setbacks. The building will be similar to one recently constructed by Lakeview in Seneca Falls. Access will be through an existing private road which has easements in place. Parking will be to the west and south of the building with a secondary road for access around the building. Building will be sprinklered. There is an existing water main with hydrant, and an existing sewer main which will need a lateral extended. Storm water management will be to the south and east on the applicants property and then discharged to Ganargua Creek to the south. They are aware of possible flood plain issues. The proposed building will be 6 higher than the existing building (1936 Route 31) and approximately one foot higher than Route 31. This use does not require buffering or screening, but the applicant will leave much of the existing vegetation to the east in place. Landscaping will be done along the private road and around the building.
Three (3) zoning variances are being requested: Number of parking spaces, building height and number of units per building. Regarding parking spaces, 149 spaces are required by Code. Applicant is proposing a total of 50 (30 for residents + 20 for staff/visitors). There is sufficient room to install the required number of parking spaces, but experience has shown them that the proposed 50 spaces will be sufficient for this use. Regarding building height, the building will be three (3) stories with rooftop cupolas. It is 644 to the top of a cupola, and Town Code allows a maximum height of 35 ft. Mr. Vars explained that building up with a multi-story building is more cost efficient and minimizes disturbances on the property. Regarding the number of units, Town Code allows 12 units per building, and Lakeview is proposing 60 units in one building. Again, one building would be more economical and yields a smaller footprint vs. five (5) buildings to house 60 units. The applicant does not feel this would be out of character with the neighborhood. The overall action will require a Type I SEQR, and the Town Board will be the lead agency. The Wayne County Planning Board reviewed the ZBA application at their 10-29-14 meeting.
Mark Pandolf of PLAN Architectural Studios then described the building specifics. The structure will be three stories in a U or J shape and will contain 60 one-bedroom apartments of 680 sq. ft. each. There will be a community room and office space associated with their population. The building will be wood frame construction with heavy vinyl shake siding. The community portion of the building will have cementitious siding. The building will have an agricultural barn/old mill appearance in keeping with the rural area. The community space will look similar to an 1800s meeting house. The building will have the look of several buildings, even though it is one single building. All areas of the building will be connected by corridors. There will be elevators and stairs at each corner and stairs in the center. Construction will be slab on grade. Mechanicals will be in one of the 40 x 80 vaulted areas.
Harry Merryman, CEO of Lakeview Health Services, addressed the Board to explain the expected resident population. Thirty (30) of the units (furnished) would be for special needs individuals, and thirty (30) units (unfurnished) will be low income housing. Building will be staffed 24 hours a day/7 days a week with 7-8 staff members during the day and 1-2 staff members overnight. Mr. Merryman then went on to explain that their special needs residents do not have vehicles, but use public transportation or private transportation provided by Lakeview. There will be no community food or dining service.
Access to the site will be through the existing private roadway with no new curb cuts proposed. This facility would not generate a high volume of vehicle traffic. Maintenance of the private roadway would be through an agreement among the four (4) different property owners who share the roadway.
Other items discussed were: Possible greenway along Route 31, extending the lawn/landscaped area north to Route 31, maintenance of berm along Ganargua Creek, increased parking area on the south side to reduce the variance requested, resident access to the building (key fob) & security cameras, smoke partitioning and fire separation.
A motion was made by Kevin Rooney, seconded by Mert Bartels, to recommend to the Town Board that approval be given for a Special Use Permit. All in favor (McEwen absent); motion carried.
ZBA REFERRALS:
Z-09-14 Lakeview Health Services 1936 Route 31 Area Variance Section 135-183-H Parking spaces required; Section 135-85 (Schedule I) Building height; Section 135-177-C Number of units
Parking spaces 149 spaces required by Code vs. 50 proposed by applicant. Planning Board suggested another 10-15 spaces be land banked.
Building height 35 ft. maximum height allowed by Code vs. 64 4 to top of cupola and 55 1 to the roof ridge. If this were a flat-roofed building, it would meet the height requirement. However, the pitched roof with cupolas is more aesthetically appealing and allows interior areas for the mechanicals.
Number of units 12 units per building allowed by Code vs. 60 units requested. Even though it is one building, it is designed to be more aesthetically appealing by appearing to be multiple buildings.
Planning Board recommended granting these variances.
Z-08-14 Day (Broderick) 820 Yellow Mills Road Area Variance Section 135-61-A Residential garage larger than allowed by Code A motion for a positive referral to the ZBA was made by Kevin Rooney, seconded by Tom Morrison. All in favor (McEwen absent); motion carried.
OLD BUSINESS (contd):
PB-13-14 Dailey 835 Victor Road One-lot realty subdivision Preliminary & final This request is for a property line adjustment (44 ft. strip) between adjoining parcels. A motion for negative SEQR declaration was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried. A motion to grant preliminary & final one-lot realty subdivision was made by Kevin Rooney, seconded by Mert Bartels. All in favor (McEwen absent); motion carried.
OTHER BUSINESS:
PB-13-13 Four Points Land Development Wayneport Road & Carlson Lane (Capital Hill) Town Engineer Scott Allen presented the Board with a letter from the applicant requesting a 90-day extension on their final subdivision approval. A motion was made by Mert Bartels, seconded by Kevin Rooney, to grant a 90-day extension to Four Points Land Development as requested. All in favor (McEwen absent); motion carried.
MINUTES:
A motion was made by Mert Bartels, seconded by Greg Whitney, to approve the 08-11-14 minutes. All in favor (McEwen absent); minutes approved.
A motion was made by Mert Bartels, seconded by Suzanne Airy, to approve the 09-08-14 minutes. All in favor (McEwen absent); minutes approved.
A motion was made by Kevin Rooney, seconded by Suzanne Airy, to approve the 10-13-14 minutes. All in favor (McEwen absent); minutes approved.
ADJOURNMENT:
A motion to adjourn the meeting was made by Mert Bartels, seconded by Suzanne Airy. All in favor (McEwen absent); meeting adjourned at 9:07 p.m.
Respectfully submitted,
Susan Bush
Clerk to the Board