Proposed multi-family projects

[gorja]

Within .7 mile of each other, there are 2 proposed projects and their applications for rezones in the Communications for the 7/7/14 Town board meeting.

The project @375 and 391 Harris Hill consists of 175 apartment and 10 single family units
The project @ 5340 Genesee St consists of 184 units.

Regarding the Genesee St project, the county stated -

The submitted plan does not show the FEMA flood plain mapping line. Therefore, the effect upon the 100-year floodplain cannot be determined. It is the Town of Lancaster's responsibility to ensure that the project does not increase the risk of flooding downstream.

Does that ever happen? It also doesn't look as there was any traffic study done for either project. With a total of 369 more families projected on roads that have long wait times during the evening drive home, shouldn't a traffic study have been a priority? Harris Hill Rd, Wehrle Dr and Genesee St are all only 2 lane roads in that area.

[4248]

While Town Board/Planning Board Liaison Councilmember Stempniak ignores residents concerns - while she and other Town Officials are aware of safety concerns and over crowded roads - while even the County acknowledges Flood Plain issues:

"Regarding the Genesee St project, the county stated - The submitted plan does not show the FEMA flood plain mapping line. Therefore, the effect upon the 100-year floodplain cannot be determined. It is the Town of Lancaster's responsibility to ensure that the project does not increase the risk of flooding downstream"

The Planning Board must consider these facts before approving these two projects.

The Town Boards Liaison to the planning Board Councilmember Donna Stempniak hasn't raised any concerns(no written concerns forwarded to the Town Board of Planning Board) -

Part of her job is to communicate information from the planning Board Meetings to Town Board Officials - prior to any approval vote by the Town Board. She hasn't truly been addressing her duties as the Liaison - she is lacking in her written reports concerning Planning Board sessions. She does not present any written/public reports as to concerns or items addressed at Planning Board sessions. WHY is she there ?

Projects up for rezones, Planning Board approvals/reviews should be reported on by the Liaison at Town Board Meetings - Isn't that why she's there ? If not, WHY is she there ?

The Liaison should communicate concerns and project request progress/status prior to approvals by the Planning Boards final actions - at Town Board Meetings . This would/should insure proper project information exchange has occurred. If not, WHY is she there ?

So far her actions as the Liaison seems to imply that is nothing more than a "Title" that insures she has access to project sponsors. She seems to actually facilitate the projects rather than insure concerns of residents/Town Board Members and or the County are being addressed. WHY is she there?

At the next Town Board Meeting Planning Board Liaison/Town Board Member Stempniak should present a response to the Counties Flood Plain concerns.

She as the Liaison/Councilmember representing the concerned taxpayers should address traffic concerns - safety issues - traffic studies and flooding issues which include the corner of Harris Hill and Genesee - If not, WHY is she there ?

For far too long our elected and appointed officials receive titles that actual have little or no actual constructive purpose. They produce no oversight - there's no responsibilities - no reports generated -

So other than for "Political Reasons" - why are they there ?
Town Board Councilmember/Planning Board Liaison should resign - again!

[gorja]

The Lancaster Municipal Review Committee, comprising the Town Board and the Planning Board of the Town of Lancaster, will hold a meeting at 6:15 p.m. Monday, July 7, at Town Hall, 21 Central Ave., Lancaster, for the purpose of two State Environmental Quality Review Act discussions.

Hope those residents that live in those areas go to this meeting.

[Lee Chowaniec]

The Lancaster Municipal Review Committee, comprising the Town Board and the Planning Board of the Town of Lancaster, will hold a meeting at 6:15 p.m. Monday, July 7, at Town Hall, 21 Central Ave., Lancaster, for the purpose of two State Environmental Quality Review Act discussions.

Hope those residents that live in those areas go to this meeting.

Although residents can’t speak at SEQR meetings, their presence is imperative in that the MRC becomes well aware that they are there to support opposition to the project.

The two SEQR hearings will also have an impact on residents who regularly attend town board meetings for the following reasons:

Once again the two projects before the MRC call for rezones – one from residential zoned (R-1) property to multiple-family-residential (MFR-4) and the other from R-1 to Residential/Commercial Office (RCO). In the past, the Town and Planning Boards never met a rezone they didn’t like. They even passed out rezones of rezones. But now there is a different supervisor in office and the planning board now in place has taken a more independent and righteous direction.

In their June 21, 2003 meeting the planning board recommended to the town board denial of rezones to the two projects before it. One should read the Planning Board minutes of the July 21, 2014 meeting to fully understand what their recommendation of rezone denial was based on. The following is merely the Planning Boards reasons in bullet form that led to their determination.

Rezone Petition for 32 acres of land located at 375 & 391 Harris Hill Road - 184 total units

Planning Board Determination: (6 yeas and 1 nay)

Based on the information provided to the Planning Board, a motion was made to recommend rezone denial to the Town Board with the following comments:

1. Project not in character with the neighborhood (Hamlet of Bowmansville)
2. Project will exacerbate traffic situation on Harris Hill and will effect Genesee Street in Bowmansville
3. Increase in density
4. Concerns with floodplains and wetland delineation

Rezone Petition for 184 apartment units – the Fairways at Lancaster located on Genesee Street, 700 feet west of Harris Hill Road

Planning Board Determination: (6 yeas and 1 recused)

Based on the information provided to the Planning Board, a motion was made to recommend rezone denial to the Town Board with the following comments:

1. Project is not in character with the immediate neighborhood (Hamlet of Bowmansville)
2. Project not consistent with architecture and R-1 zoning in Bowmansville
3. Project will exacerbate traffic situation on Genesee Street in Bowmansville
4. Concerns with flooding issues in the Bowmansville area

Can't wait to hear the MRC'S findings on the SEQR. Rezone approval for either project would not be in the best interest of the community - wait, that never mattered in the past; developers ruled.

[gorja]

Wow, that's nice to see the planning board not rubber stamping.
Thank you, Lee

[shortstuff]

The Planning Board has taken a direction in practicality with intelligence added to the mix. Neil Connelly as Chairman and Kristen McCracken (who sits on the board) have shown their resolve in doing the right thing for the people of the town. I have been impressed with how they have been advising as advisors to the Town Board.

[Lee Chowaniec]

Wow, that's nice to see the planning board not rubber stamping.
Thank you, Lee

It is indeed not a rubber stamp Planning Board anymore.

But before the county acting as an involved agency can act on the project and make a determination, the Town of Lancaster has to conduct a SEQR (State Environmental Quality Review) that deals with the potential significant adverse impacts associated with the project(s).

The Erie County Department of Public Works has issues with the two projects proposed for rezone as well. They are:

• No traffic study had been performed as of June 12, 2014

• The increased traffic from both high density projects would impact the Town of Clarence roads as well

• The rezones of single-family (R-1) dwellings to high density apartment complex developments are not in compliance with the Town of Lancaster/Village of Lancaster Comprehensive Plan – last updated in 2001.

• There are major sewer line hook up issues that have not been addressed

• There is an active quarry near the proposed Harris Hill apartment complex where blasting could have a major impact on dwelling foundations and cause other structural failures in the future

And if rumors are true that the developer is threatening to sue the town if the rezone is not granted I would have to ask on what grounds. This is the same type of rhetoric and reason (they will sue us) given by the last administration to appease the developers and let them have their way.

Jeffery Palumbo is the attorney representing both project sponsors. Mr. Palumbo has threatened lawsuits in the past and has been known to lose a lawsuit when challenged and/or to back-off when challenged.

I will be at the SEQRS with my BS detector set on high.

[gorja]

The Lancaster Municipal Review Committee, comprising the Town Board and the Planning Board of the Town of Lancaster, will hold a meeting at 6:15 p.m. Monday, July 7, at Town Hall, 21 Central Ave., Lancaster, for the purpose of two State Environmental Quality Review Act discussions.

Hope those residents that live in those areas go to this meeting.

According to Communication #401, the two SEQRA being discussed on July 7 are for Russell's steaks and chops storage building and Thomann asphalt temporary building.

[Lee Chowaniec]

According to Communication #401, the two SEQRA being discussed on July 7 are for Russell's steaks and chops storage building and Thomann asphalt temporary building.

Thanks for the clarification, gorja. The SEQRS for the Harris Hill and Genesee apartment complexes are once again being delayed most likely because the project sponsors are trying to mitigate the potential adverse impacts that exist, at least to satisfy the county's interests - traffic, wetlands, sewer hook-ups, etc.

That should have no bearing on the fact of increased traffic impacts, project does not fit in with the character of the neighborhood and does not meet Comprehensive Plan criteria. The town has the jurisdiction to deny site plan approval and should not be held hostage by the developer under threat of lawsuit.

[4248]

This is refreshing - you see the average resident doesn't usually hear about such issues. They don't actually realize there's actually studies to be done and agencies to comply with. They see the alphabet soup SEQR - EAP - NEG DECK and it means nothing to them . Some here understand a bit more because for years you guys have learned - learned the less known hoops developers are supposed to go through.

They just assume by the time they read about it in the bufnews - its all good and proper. You cant blame them they just don't have the time or inclination to spend at Town Board, Planning Board meetings or project reviews.

Most people don't know about the Counties interests in such projects - roads, sewers, water, flood control and such. They just assume someone must know about all those things.

Its good to see the new planning Board is atleast trying to have proper reviews done. Some of us believe there's deeper issues motivating some players - but for what ever reason - even if it is political - its nice to see more thorough reviews taking place.

Is there any place on the Towns website where a resident could learn about what a SEQR review is - or what the heck a "Neg Deck" means?

[Lee Chowaniec]

Don't know of any place that SEQR appears on the town web site.

Type in your search engine "Welcome to SEQR 101" and this cite presents in detail everything involved in the State Environmental Quality Review Ace (SEQR) process.

Keep in mind also that the town can deny a rezone based on the project's not being in character with the neighborhood and the statute of the comprehensive plan.

Natale Builders should well understand this denial as the developer was denied a rezone to build other than a residential subdivision off William Street several years ago; for the very same reason.

Both project properties are zoned Residential for development of single family homes. That's not good enough and profitable enough for developers so they snow the boards that there is demand for apartment complexes vs. single-family subdivisions and seek rezones.

SEQR demands all potential significant impacts are identified and mitigated to the extent possible by the project sponsor. At SEQR time for these projects it will be interesting to hear the BS that will be coming from both the developer and some members of the Town's Municipal Review Committee (MRC) to justify that the potential adverse impacts were met to the extent possible - which up until two weeks ago were not identified by the developers and mitigated at all (traffic study, wetland encroachment, etc,). That is most likely the reason for the delay.

The Town Planning Board aptly recommended rezone denials for both projects; and for good reason. The Town Board should act accordingly.

[4248]

One can assume the Planning Board Liaison/Town Board Member D.Stemniak has attended numerous meetings pertaining to these projects. Is there some where her reports or comments to the Town Board can be found and reviewed by the public?

It would be interesting to read her communications on these issues - lack of traffic study - environmental concerns and so on. Isnt that what a "Liaison" is supposed to be doing ?

Went to the library a while ago and couldn't find such communications. As far as I can find she's held that position for many years and voted on the Town Board to approve most if not all rezones - yet it seems her reasoning is not documented.

liaison

: a person who helps organizations or groups to work together and provide information to each other

: a relationship that allows different organizations or groups to work together and provide information to each other

[gorja]

Set Public Hearing Re: Amend Zoning Map Petition Of The Fairways
At Lancaster LLC, 00 & 5354 Genesee Street [Zoning Map: The
Fairways At Lancaster LLC] July 21 @7:15 pm

[gorja]

Originally posted by Lee Chowaniec:
Rezone Petition for 184 apartment units – the Fairways at Lancaster located on Genesee Street, 700 feet west of Harris Hill Road

Planning Board Determination: (6 yeas and 1 recused)

Based on the information provided to the Planning Board, a motion was made to recommend rezone denial to the Town Board with the following comments:

1. Project is not in character with the immediate neighborhood (Hamlet of Bowmansville)
2. Project not consistent with architecture and R-1 zoning in Bowmansville
3. Project will exacerbate traffic situation on Genesee Street in Bowmansville
4. Concerns with flooding issues in the Bowmansville area

Can't wait to hear the MRC'S findings on the SEQR. Rezone approval for either project would not be in the best interest of the community - wait, that never mattered in the past; developers ruled.

Here's their info on their revised plan

[Frank Broughton]

This is refreshing - you see the average resident doesn't usually hear about such issues.

The average resident could care less about any of this. Only those with axes to grind, and....... (will leave the rest unsaid).