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Editorials
Victor Martucci of Marrano Marc Equity recently appeared before the Lancaster Planning Board (PB) to present a rezone petition for 3798, 3830 3850 and 3860 Walden Avenue. This section of the Pleasant Meadows project had been rezoned from Residential District One (R-1) to Residential Commercial Office District (RCO) in 2005.
Martucci told the board that it was always the intent to make this area into a mixed-use project. He declared there is an overabundance of RCO zoned land within this project and that there is a demand for businesses that would be allowed under Neighborhood Business (NB) zoning.
Yet when asked what types of businesses are being considered for this type of zoning, Martucci answered that there are no definite businesses being considered at this time, but that there is demand and interest shown by businesses seeking NB zoned properties.
PB member Steve Socha asked if the PB could have input regarding the types of businesses that would be allowed. Attorney Jeffery Palumbo stated that deed restrictions could be put on the project to disallow projects that would be objectionable.
Martucci voiced that 7.5 acres of the proposed 27-acre project would remain open space. There would be considering the amount of wetlands on site.
After some discussion on tabling the matter for two weeks so that the board could further consider the matter, Martucci offered that he would rather not adjourn the meeting for two weeks. A motion was made by Socha to recommend approval of the rezone petition to the Town Board with the following conditions:
1. Storm water collection pond shown on drawing to be moved
2. Applicant to work with residents of Traceway to decide the size of the buffer
3. PB would like to have input on types of businesses that would be allowed under NB zoning
4. PB to have input on style of buildings
The motion was approved 5-1 (Korzeniewski no) and one excused.
Buffer area
Martucci told the PB that he has been in contact with homeowners on Traceway to discuss the depth of a buffer area that would border their subdivision. He said that a standard buffer would be 100 feet, but that the residents would like the buffer to be 250 feet. He declared that he would continue to work with the residents of Traceway to determine the depth of the buffer area.
Traceway residents wrote a letter to the Lancaster Town Board with signatories petitioning the board that if they grant rezone to Pleasant Meadows Associates, Inc., they propose the site plan be revised from the 100-foot setback to allow for the construction of a 250-feet treed buffer zone.
The letter states that the Traceway residents were told when their subdivision was being built that the property to the east of them was zoned for further residential development, excepting a 250 foot strip of land along Walden that was zoned RCO.
In 2001, the land on the east side of the subdivision along Walden Avenue, going back 639 feet back to the centerline of Scajacquada Creek, was rezoned from R-1 to RCO - to their disappointment.
The letter states that the residents are not against development but that if the 100-foot buffer is instated, the proximity to commercial / business development will intrude on their privacy, adversely impact the attractiveness of their community and lower their property values.
For those reasons Traceway homeowners want a 250-foot buffer area, maintaining the present tree line and adding an 8-foot berm with a six-foot fence. Such amenities will serve as an excellent sight, sound and safety barrier from the commercial complex.
County has other concerns
Although the Erie County Department of Environment and Planning (DEP) agrees that the Town of Lancaster should act as the lead agency for the SEQR review, they wish to remain an involved agency in the process since two approvals are needed: Division of Sewerage Management/ECSD#4 capacity and sanitary sewer plans, and Health Department sanitary sewer, water and food service permit approvals.
The DEP also commented on several concerns it has with the project:
1) This proposed zoning action may result in significant traffic impacts along a state highway and nearby intersections.
2) The zoning change to convenience and personal services commercial usage may have significant negative effects on existing commercial development in the Villages of Depew and Lancaster and should be thoroughly evaluated, or be addressed in an environmental impact statement.
3) Erie County Sewer District #4 will eventually need design plans to determine if adequate sewer capacity is available, and if there is need for sewer easements and a public sewer extension. The district will need an Industrial Waste Survey for each building.
4) Erie County Health Department may need to approve sanitary sewer extension plans and water distribution plan.
Comments
When indeed is the Town of Lancaster going to reexamine and firm up its master plan so that homeowners can be assured that when they are being told by the town and by developers that a piece of property is zoned one way and will stay that way, it in fact does remain zoned that way.
This parcel, Cross Creek and several other projects had multiple rezones approved to suit development best interest. And then those impacted homeowners are told, “You should have known better.
The again, I find it strange that the Traceway homeowners are more concerned about visual impact than the traffic and environmental impacts that could significantly / adversely affect their quality of life and property values.
© Copyright 2008 by Speakupwny.com
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