ZONING BOARD OF APPEALS

May 17, 2006

 

 

The Town of Macedon Zoning Board of Appeals meeting was held on Wednesday,

May 17, 2006, at the Town Complex, 32 Main Street, Macedon, NY.  Present were Chairman Warren Jeffries and members John Gravino, Charles Packard and Ron Santovito.  Also present were Town Engineer Scott Allen and Board Clerk Susan Bush.  Absent were Carl Eligh and Town Councilman David McEwen.

 

Mr. Jeffries called the meeting to order at 7:35 p.m.  He then explained the purpose for which this board serves and read the Legal Notice as it appeared in the Times.

 

 

PUBLIC HEARING:

 

Z-03-06 – Littlefield (Altom, LLC) – 1140 Route 31 – Area Variance – Section 135 Schedule I – Front setback for mini-storage – Thomas Littlefield was present to explain the application.  He would like to build three (3) self-storage buildings on a 1.04 acre “landlocked” parcel and is requesting a 30 ft. front setback vs. 75 ft. required by Code.  All other setbacks would be met.  The front property line of this parcel is also the rear property line of Filer’s PowerSports, and a letter of support was submitted from Ted Filer.  Mr. Littlefield presented brochures for a similar self-storage business he operates in East Rochester.

 

Buildings will run east/west rather than north/south as originally planned.  The ends of the buildings will face Macedon Commons Plaza and be finished with split-face block, brick & stucco.  The northern most building will house the office and have a building-mounted sign on the east end.  Vehicle access will be through an existing easement into the plaza.  Mr. Littlefield stated it takes over 100 storage units to be financially viable.  This design yields 116 units vs. 128 in the north/south layout.  Without a variance only two buildings would be allowed with approximately 80 units.  Questions were raised about emergency vehicle access, sewer cleanouts on the property and a retaining wall on the north property line.  These would be resolved at the Planning Board during site plan review.  Mr. Littlefield stated this is a landlocked parcel with poor visibility, and as such, creates a hardship for development.

 

Letters of support from the owners of adjoining properties (Newcomb Oil & Cedar Creek Office Park Associates) were presented.  James Beckenbach, Main Street, Macedon, also spoke in support.  There was no one else present to speak for or against the granting of this variance.

 

            ∙  Town Board – Representative was absent

            ∙  Planning Board – No comment/recommendation

            ∙  Wayne County Planning Board – Recommended approval with condition that

               granting the variance does not ultimately hinder the efficient operation (i.e.

               traffic flow, placement of fence & landscaping, etc.) of the proposed storage

               facility.  The Board noted that the hardship criteria required to grant the area

               variance will need to be substantiated at the local level.  The parcel appears to

               pose a unique development scenario as there is no road frontage and it is an

               “interior” parcel.

            ∙  SEQR – Not required at this level

 

Z-02-06 – Macedon Land Associates, LLC – Macedon Parkway/Route 31 (Shoppes at Macedon/Lowe’s) – Area Variances – Sections 135-159 Schedule I, 135-83 Schedule III, 135-191 – Commercial building height, number of parking spaces, number & size of signs – Present were David Kane, TK Engineering, Douglas Morris representing Macedon Land Associates, and Robert Murphy, property owner.  Mr. Morris presented a synopsis of the variances requested.

 

Building Height - The Lowe’s building itself will be 28 ft.; however, architectural features will extend beyond the 35 ft. Code maximum.  Variances are requested for the main building peak (51’7”), lumber yard peak (42’2”) and main building peak cornice (37’). Due to the size of the building (169,000 sq. ft.), the size of the peaks is necessary to maintain proper proportion and is consistent with other Lowe’s stores.  Building faηade is upgraded from standard design.

 

Parking Requirements – Lowe’s – They are requesting 620 parking spaces vs. 685 required by Code.  The garden center has been included in the calculations even though it is not an area inside the building walls.  Without the garden center, the number of parking spaces would be within Code.   In the retail shop area, the request is for 69 vs. 91 required by Code.

 

Signs – Ground signs – Requesting 2 vs. 1 (Code) and 315 sq. ft. vs. 24 sq. ft. (Code).  A second ground sign is being requested for the Wayneport Road entrance.  Both ground signs would have panels providing sign space for future businesses.  These signs will be monument type instead of pole type, which is a better visual design.  The Route 31 sign will be moved as far east on Route 31 as allowed due to overhead power lines.   Lowe’s building signs – 825 sq. ft. vs. 571 sq. ft. (Code) – Mr. Morris noted the Lowe’s “peak” is a trademark for the corporation.

 

There was no one else present to speak for or against the granting of these variances.

 

            ∙  Town Board – Representative was absent

            ∙  Planning Board – Building height – Positive referral; Parking – Parcel #2

               retail shops – Positive referral; Signs – Positive referral

            ∙  Wayne County Planning Board – Recommended approval provided the

               hardship criteria are substantiated at the local level.

            ∙  SEQR – Town Planning Board is lead agency

 

 

 

BOARD DISCUSSIONS:

 

Z-03-06 – Littlefield (Altom, LLC) – 1140 Route 31 – Area Variance – Section 135 Schedule I – Front setback for mini-storage – Motion was made by John Gravino, seconded by Ron Santovito, to grant this variance as presented for a 30 ft. front setback.  The Board discussed the landlocked aspect of this parcel which allows very few uses, as well as what is the “front”.  The five factors were reviewed.

 

Roll Vote:  Gravino – yes; Packard – yes; Santovito – yes; Jeffries – yes.  Therefore, this variance is granted.

 

 

Z-02-06 – Macedon Land Associates, LLC – Macedon Parkway/Route 31 (Shoppes at Macedon/Lowe’s) – Area Variances – Section 135-159 Schedule I – Building height – Motion made by John Gravino, seconded by Charles Packard, to grant this variance for building height (Main building peak 51’7”, lumber center 42’2”, main building peak cornice 37’0”).  Board members felt distance from highway, aesthetics of building design and standard of design with other Lowe’s stores were factors in this request.  The five factors were reviewed.

 

Roll Vote:  Gravino – yes; Packard – yes; Santovito – yes; Jeffries – yes.  Therefore, this variance is granted.

 

Section 135-83 Schedule III – Parking – Motion made by John Gravino, seconded by Charles Packard, to grant this variance for parking spaces as presented (Lowe’s – 620 spaces & retail building 69 spaces).  Although the retail tenants have not been named, they will not include any restaurants.  Site grading and utilities will be completed during the Lowe’s construction.  The five factors were reviewed.

 

Roll Vote:  Gravino – yes; Packard – yes; Santovito – yes; Jeffries – yes.  Therefore, this variance is granted.

 

Section 135-191 – Signs – Motion made by John Gravino, seconded by Ron Santovito, to grant this variance as presented with recommendation main monument sign be located as far east along Route 31 as possible.  The five factors were reviewed.

 

Roll Vote:  Gravino – yes; Packard – yes; Santovito – yes; Jeffries – yes.  Therefore, this variance is granted.

 

 

MINUTES:

 

Motion to approve the 3-15-06 minutes made by John Gravino, seconded by Charles Packard.  All in favor; minutes approved.

 

 

ADJOURNMENT:

 

Motion to adjourn made by John Gravino, seconded by Charles Packard.  All in favor; meeting adjourned at 8:50 p.m.

 

Respectfully submitted,

 

 

 

Susan Bush

Clerk to the Board