Public Hearing - Comprehensive Plan
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Supervisor Sheila M. Meegan called the meeting to order at 7:05 P.M. with 30 seconds of silent prayer followed by the Pledge of Allegiance led by Councilman Eugene Hart.
ROLL CALL: Present - Sheila M. Meegan Supervisor
Eugene P. Hart Councilman
William P. Hanley, Jr. Councilman
Absent - None
Supervisor Meegan read the Fire Prevention Code instructing the public where to exit in case of a fire or an emergency.
Motion by Supervisor Meegan, seconded by Councilman Hart, to open the public hearing.
Ayes: All Noes: None Motion Carried
John Steinmetz of Steinmetz Planning Group began the presentation by stating the town is trying to do things differently to get a better result and the current Town Board is exercising a transformational approach to government. They have a broader outlook when considering repairs and reconstruction and they engage professionals such as economic development consultants, architects and planners in addition to engineers, so the end product reflects the current and future needs of the community. Mr. Steinmetz stated in order to be transformational the town needs a vision and the Comprehensive Plan is using words and pictures to articulate West Seneca’s vision, including transforming auto-oriented roads to walkable and other land use changes. A Comprehensive Plan promotes the health, safety and welfare of a community and provides background information to guide decision making, framework for programs, development and investment (public and private). Having an updated Comprehensive Plan greatly increases the town’s chances to receive funding at the state and federal level. Mr. Steinmetz emphasized that completion of the Comprehensive Plan marks the beginning of the work to be accomplished. He reviewed the schedule of meetings and workshops held since the kick off of the project in April 2014 and noted there will be a 30-day public comment period until the end of April, at which time the town can then choose to make revisions and consider the plan for adoption. Mr. Steinmetz further outlined the highpoints of the draft plan recommendations that resulted from the discussions. One element is a policy framework that acts as a guide to achieve the community’s vision. It has four elements - vision, policy, objectives and an action plan. Mr. Steinmetz read West Seneca’s vision statement and listed the seven issues the community has identified as critical - community identity and livability; environmental quality and sustainability; safe and attractive neighborhoods; economic development and reinvestment opportunities; safe, connected, and multi-modal transportation systems; healthy, active lifestyles; and sound governmental decision-making and regional partnerships. Under each of these topics are objectives and action plans to accomplish them and there is a community development strategy that will serve as a future land use decision-making tool.
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Page two . . .
PUBLIC COMMENTS
Terry Krollman questioned how surrounding communities are being addressed and how they will interact with the proposed changes to Union Road.
Councilman Hart responded the committee prioritized the items and determined the town center will be the first step, but it is part of the plan to address each of the communities in West Seneca and that will be the next step. He explained the lack of a town center is a result of the town founders; the Ebenezers did not believe in village/town centers. The point of the plan is to create economic opportunity that will help the town going forward by increasing the tax base and attracting small businesses. They will also look at the Seneca Mall site – one of the single, biggest, quickest opportunities to increase the tax base. Councilman Hart stated the current Town Board does not intend to allow that situation to exist much longer and municipalities have powers in these circumstances which they may choose to exercise. He further stated the public announcement/Code Red system will be used to notify residents of further meetings.
Mike Burzynski questioned why residents were not notified by Code Red for the Union Fire Department vote.
Councilman Hart stated he lives in Fire District #2 and mailings were sent among other methods of notification. He further noted that fire districts are independent of the town in the same way the school district is. Taxes for both are collected by the town and then given to the respective entities.
Ray Nalewajek questioned how much coordination there has been with NYS with regard to Union Road and if they have a master plan that will affect West Seneca’s plans for the roadway. Mr. Nalewajek further questioned who will fund traffic studies for this area.
Mr. Steinmetz responded the town will be in discussions with NYS concerning Union Road and the next step will be to engage them to conduct a traffic study and do an analysis.
Village of Williamsville Mayor Brian Kulpa was in attendance at the public hearing and commented on their current project. He stated NYS will first want to see the town’s Comprehensive Plan and the town will then express their desire to make changes to Union Road. At that point the state will ask the not-for-profit Greater Buffalo – Niagara Regional Transportation Council (GBNRTC) to conduct a traffic study. The council will provide the community and state with counts and modeling for the road in question. After this is accomplished, the town can work with the state to identify grant money or state capital money to be used to improve Union Road. He further stated that while Union Road is a state asset it runs through the community and West Seneca deserves to have the state put money into the road to make it as good for the town as it can be. Mayor Kulpa noted that West Seneca will be the leader in effecting change on the Union Road corridor. He also stated that having the Comprehensive Plan in place will give the Town Board ammunition to go to the state and ask for the changes and improvements. Without a municipality’s plan as a guide, NYS does whatever they want to do with a road.
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Page three . . .
Jeanmarie Cieslica referred to the natural resources and sustainability section of the Comprehensive Plan and the objective of preserving areas of rural character and open space. She questioned if actions will include private properties or just town properties. Ms. Cieslica also referred to the proposed development of the WNYDDSO space as mixed use and questioned whether alternative plans were proposed to preserve the area as park space. She commented on the lack of proposals for wildlife preservation and stated development of land in the area of East & West Road affects the existing wildlife, resulting in greater occurrences of car/deer accidents and the migration of deer into neighborhoods. Ms. Cieslica wanted to see a wildlife management plan added to the Comprehensive Plan to take these items into consideration, noting people that live in this area enjoy the wildlife.
Mr. Steinmetz responded at this point the Comprehensive Plan did not identify specific places for preservation other than Leydecker Woods. As key sites present themselves they will be reviewed and the town will engage in those discussions. Mr. Steinmetz further stated they have not done schematic plans to reconfigure the WNYDDSO site.
Councilman Hart stated extensive efforts have been made regarding the WNYDDSO site and they hope NYS will remediate the property. The new tree ordinance will also impact future development.
Evelyn Hicks, Chairwoman of the West Seneca Environmental Commission, stated the commission engages in conversations with the Town Board on these issues on a regular basis and with their assistance and support the commission is moving forward. They would like the town to consider a zoning overlay district along the creeks and they are watching the City of Buffalo as they implement a Green Code. She stated they may use this as a model for West Seneca, but noted the commission is not looking to take people’s property. Mrs. Hicks commented on the many discussions of the Planning Board during the site plan review process and not allowing development into the flood plain because of the negative ramifications. There also exists a level of protection along the waterways, the Riparian Corridor, which limits development. The town has accepted property from landowners as a donation and incorporated conservation language and deed restrictions. Further, the town has been awarded two grants from the National Fish & Wildlife Foundation for restoration work. Mrs. Hicks stated the current Town Board is the most supportive of any past Town Board and commented that while no specific wildlife plan is in writing, there is a natural resource plan at this point that was developed in 1999 and updated in 2006. The theme of protecting natural resources and wildlife runs through every section of the proposed Comprehensive Plan. Mrs. Hicks commented that NYS designated 123 acres at the WNYDDSO site as the Cazenovia Creek Wildlife Management area. The town does not currently control this area and she would like to invite the state to discuss their intentions. She stated that “mixed use” has not been defined and discussions and planning will need to happen. The value of that property is a negative $12 million due to the presence of asbestos and the area will be a Brownfield site.
Joanne Czechowski stated there are many things to accomplish to make a new West Seneca and she questioned the timeframe.
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Page four . . .
Councilman Hart responded it will take years, but some things will happen quickly (i.e. rezoning and economic development) and the Town Board will be going to NYSDOT to start discussions about enhancements to Union Road. He further commented on a current example of the town enforcing new architectural standards in the proposed Tim Horton’s on the corner of Union Road and Indian Church Road. The initial proposal was refused due to the “square box” design. The revised plans look similar to the Burchfield Nature and Arts Center and the bank across the street.
Bill O’Rourke referred to the old Tops building on Ridge Road and questioned if the town has any control when a building is abandoned because another is built.
Supervisor Meegan responded that Tops never owns the buildings they occupy, they rent them. The building and property is owned by S & R and they have replaced the parking lot and made some cosmetic updates. In addition, the new Verizon store has further enhanced the property. Supervisor Meegan stated the current Town Board has done what they can to mitigate the eyesore and dismal state that was left when Tops moved to their current location; however, if there are no code violations there is nothing the town can do. Going forward, the Town Board would like to have incentives/financial assistance for businesses to change and meet architectural standards.
Councilman Hart explained that the plan is to work with Erie County for a 10 year reduction in taxes to allow a business to afford the updates.
Jeanmarie Cieslica questioned if the town plans to work with Assemblyman Kearns on vacant properties.
Councilman Hart responded that Town Board members work with Assemblyman Kearns all the time and since he became a councilman the number of vacant homes is down from 90 to 58. The town is also in the Homestead Program with Erie County and they have flipped two vacant properties and demolished four.
Maryann O’Rourke referred to the color of Techno Phobia at the corner of Berg Road and Orchard Park Road and the used car dealership across the street. She questioned if the town can prevent another unattractive corner.
Mrs. Hicks responded the former car dealership property is under new ownership and the owner has applied to the Zoning Board multiple times for approval of improvements to the property including the fence and painting. The work is still in the process and the property will look better when it is complete.
In response to an inquiry on the status of the property next to Country Peddlers, Councilman Hart stated they are in litigation. The process of addressing code violations starts with notifying a property owner with a letter stating the violation. If the noncompliance continues, the owner receives another violation letter followed by a citation requiring a court appearance. At that point the courts take over.
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Page five . . .
Councilman Hart referred again to the property at Ridge Road and Orchard Park Road and asked legal counsel if the Town Code could be changed to give the Town Board powers to address the issue of leaving an eyesore behind. He further questioned if the town can license property managers.
Attorney Charles Grieco stated the Town Code could be amended to address the issue of leaving behind an eyesore from a property maintenance standpoint or a development approval standpoint for the new property. Mr. Grieco did not see any reason the town could not license property managers.
Bob Rigby questioned if the town has a grantwriter to apply for assistance.
Supervisor Meegan responded that Connie Miner is the town’s grantwriter and she has helped the town secure grants for the library project, police expansion project, ice rink repairs and the FEMA money recovered.
Councilman Hanley stated they brought in many experts, including high profile developers, to advise the town how to be successful in bringing development into West Seneca. The participants expressed the need to improve the town entrances to make it more attractive. Councilman Hanley further commented on the lighting project and stated the town has completed phase 1 of lighting changes which involved installing 900 LED lights throughout the town. Phase 2 will be to change 3500 street lights and as a result of this different type of lighting the town will experience a savings. There will be a 5 - 6 year payback on this project and then electricity use will go way down.
Maryann O’Rourke questioned if the town could cooperate with neighboring districts on abandoned homes to save time and money on efforts already being made.
Mr. Grieco commented on the Buffalo Erie Niagara Land Improvement Corporation (BENLIC), a not-for-profit corporation created under the Land Bank Act that is a regional approach to the problem. It is a local public authority that has more powers than individual municipalities to acquire, improve and sell distressed, vacant, abandoned and/or tax delinquent properties.
Councilman Hart responded this is a state and nationwide issue and West Seneca has a Housing Inspector who executes the plan.
Supervisor Meegan commented that West Seneca has many shared services already in place including an assessor and electrical inspector. They also chose to outsource the Engineering Department as a cost savings to the town.
Bill O’Rourke commented on the abysmal state of the bridge over Smokes Creek on Berg Road.
Supervisor Meegan responded that is a county road located in the Town of Orchard Park and she will contact the county with his comment.
WEST SENECA TOWN OFFICES TOWN BOARD PROCEEDINGS
4620 Seneca Street Public Hearing: Comprehensive
West Seneca, NY 14224 Plan update – March 22, 2016
Page six . . .
Mr. Steinmetz stated the public comment period will remain open and any further comments or questions should be forwarded to the Town Clerk’s Office.
ADJOURNMENT
Motion by Supervisor Meegan, seconded by Councilman Hanley, to adjourn the meeting at 8:30 P.M.
Ayes: All Noes: None Motion Carried
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JACQUELINE A FELSER, TOWN CLERK