By unanimous vote, the Lancaster Planning Board recommended the Town Board deny the rezone petition submitted by Calamar & The Vine Wesleyan Church, 5335 William Street, for the purpose of building a three-story, 104 unit Senior Residential Apartment building. The Planning Board (PB) determined the project did not fit the character of the neighborhood and should be considered “spot rezoning”.
PB member Steve Socha declared that the project did not fit with the Master Plan’s intended land use considering the development that was in place in the area. PB member Neil Connelly added that the rezones focused on land use and to drop something like the proposed Multi-family Residential District Four project in Agriculture/Residential-One zoned land would be considered spot rezoning. PB member Rebecca Anderson supported the aforementioned positions by affirming that the Master Plan does not call for high density development in the area.
Decision Findings
“Is there a townwide need for this zoning that is not being met now,” asked PB Chair Stanley J. Keysa? “Is it a benefit for the town and not for the property owner and the project sponsor? We have been inundated with Senior Facilities of late,” he further declared.
PB member Mel Szymanski made a motion to recommending rezone denial based on resident comments, that the project did not fit with the character of the neighborhood and that it would be spot rezoning. Added to the Findings was that the project was situate on prime agricultural land. The motion was seconded and the unanimous vote was to recommend rezone denial to the Town Board.
Summary of resident comments:
1. Spot rezoning in comparison to the development nearby
2. Out of character with neighborhood – it’s a three-story, 104 multi-family project in an area of single resident homes
3. Traffic concerns on the two-lane William Street county road
4. Concern about wildlife on property – endangered species may be on the property
5. Loss of greenspace – aesthetics was what the neighborhood attracted to their moving there
6. Should be located on bus line
7. Lack of sidewalks on William Street
8. Perceived impact on the value of the homes – will depress the value of the homes
9. Potential drainage and septic system impacts
10. Potential water pressure impact
11. Adequate number of senior facilities in the town already or under Planning Board application review
12. Adverse impact on non conforming industrial enterprise to the east who is a good neighbor
13. This use is not in keeping with earlier plans that were presented to them by the church
14. Impact on residents if there was to be a tax exemption – which there is not; but an IDA
Proposed project
During their presentation, project sponsor representatives made it known:
• Their market study indicated there was a need for such development in Lancaster
• The Wesleyan Church has no interest in the project other than land sale.
• There would be 26 one bedroom units, 626 sq. ft. and larger, priced from around $900 and up depending on size
• There would be 78 two bedroom apartments, 922-1292 sq. ft. The 1,295 sq. ft. unit would rent for $1,495
• It would be a Mid-scale rental development; except for electricity all utilities included in rent
• It would be limited to seniors 60 and over
• There would be a fitness room, it would be a non smoking community and hookups for a washer and dryer would be available
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