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March
15, 2007
Zoning Board of Appeals Minutes
Oswego Town Hall |
Chairman:
Greg Auleta
Board Members: Robert Baker, Timothy Anderson,
Debra Jaskula, Robert Dexter
Attorney to the Board: Kevin Caraccioli
Secretary: Marjorie Best |
Call
To Order:
At approximately 7:10 PM, Greg Auleta, Chairman of the Zoning
Board of Appeals called the meeting to order.
Attendance:
Those in attendance were:
Greg Auleta, Chairman
Timothy Anderson, Member
Robert Baker, Member
Debra Jaskula, Member
Robert Dexter, Member
Kevin Caraccioli, Legal Advisor
Marjorie Best, Secretary
Acceptance
of Agenda:
Greg Auleta and the members went over the agenda for tonight's
meeting and Greg stated we should accept the agenda
Approval of February 15, 2007 Minutes:
Deb Jaskula made a motion that the February 15, 2007 Minutes
be approved. Tim Anderson seconded the motion. All ayes. Motion
carried.
Old Business:
Application #2007-02 - Jeff Smetana - United Group Development
Corp - Oswego College Suites:
Greg Auleta welcomed the guests, United Development Group, as
well as the citizens in the area. Greg asked that all sign the
appropriate sheets; one for residents of Oswego Town, and the
other for non-residents of the Town. He said he hopes that we
can work out any details, and questions regarding the project.
We will listen to the proposal and provide an opportunity for
members of the audience to participate. For anyone who would
like to speak, such as Members of the Fire Department or any
other members of the town or organizations, they will speak
first. Then we will ask the citizens of the town, followed by
out of town residents of the community. Each speaker will have
about a 5 minute time frame, and when they speak, to give their
name.
For the record, Greg pointed out that through an oversight on
our part, in accordance with Chapter 658 of the New York Stale
Laws of 2005, we did not send a notice to the City of Oswego
Town Clerk of the Public Hearing. The law states:
"As of July 1, 2006, a new law requiring municipalities
to notify adjacent municipalities of certain upcoming public
hearings takes effect. General Municipal Law, Section 239-nn
will require that the legislative body or reviewing board of
a city (except New York City), towns or village send a notice
of a scheduled public hearing to the clerk of an adjacent municipality
at least ten days prior to the public hearing."
Greg stated we would therefore be holding another public hearing,
so at that time, he believes we will be in a position to move
forward.
Greg then asked Jeff Smetana of United Group Corporation to
step forward and give his presentation. Jeff stated his name
and that he is Executive Vice President of United Group. He
also introduced the Architect, Mr. Ron Mogren, and the Project
Director, Mr. David Clemenzi. Jeff said they develop various
residential properties as well as commercial. They build senior
housing, military housing, and he proposes to build this project
on County Rte. 7, to accommodate students at the college. He
proposes to purchase 21 acres near State Route 104, on County
Rte. 7 across from the athletic field. He showed an area photograph.
There will be an access road from Johnson Road. The project
will be in 2 phases. A 4 story lodge will be built, as well
as Phase 1, which would be 3 stories, hopefully to be built
in the summer of 2007. The second phase of 3 stories will be
built in the summer of 2008. Phase 1 will have 100 apartments,
and Phase 2 will have 72 apartments. He showed the Concept Plan
as to where the lodge, and Phases 1 and 2 would be. The apartment
buildings will slope up the road, and the lodge would be at
the top of the slope. There will be ample parking for all residents,
as well as a bus turnaround. The way the apartments are designed,
there will be an entry into each building, and a corridor, and
then entrance into the apartments. Each apartment will have
4 bedrooms and 2 baths, a living area and full kitchen. There
will also be laundry rooms.
Jeff explained that the lodge building will have a cupola on
top. It will have a live in manager. It will also have a maintenance
person, and a security office, as well as a convenience store
and a little coffee bar. While the students are waiting for
their bus, they can have coffee and a snack. There will also
be an exercise equipment room, and rooms where they can study.
There will also be a bicycle storage area. The whole area will
have beautiful landscaping, grassy areas and shrubs, as well
as a sprinkler system throughout the buildings. The lodge will
have pine clapboard siding, which will be very durable.
As to variances, they will need set backs at Phase 2, Building
F, and Jeff said they will comply so as to not disturb anyone,
as well as height requirements.
Bob Baker asked about sewers. Jeff said they would be working
with the Ontario Heights Sewer District. They will work with
Barton and Loguidice who will work directly for the Town, and
would be reimbursed by United Group. As to water, we will be
working with the Onondaga County Water Authority. They will
also be working closely with the Oswego Town Fire Department
as to any issues there, including fire hydrants.
Jeff Smetana then called on David Clemenzi, the Project Director
to speak. He said the apartments will have fully serviced kitchens
with refrigerator, range, microwave and dishwasher. They will
have all the amenities that a family would want.
Greg opened the floor for questions and comments:
Frank Mazzoli - Oswego Town:
He asked about the possibility of tapping into the projects
sewer and water lines. Jeff stated there is the possibility
of working with the engineering firm, as well as the water district
to see what could be done to accommodate the residents. Frank
also asked about what would go directly in back of his properties
and the property next to his homes. Jeff said he would address
that issue also, so that the three houses would not be disturbed.
Tom Dunsmoor - Oswego Town:
He asked who is going to pay for this project. Will it raise
our taxes? Jeff explained they will pay for the project, and
the town's taxes would not be raised.
Sam Cernaro - Oswego Town:
Sam questioned parking for all the tenants. He figured there
would be about 800 students. Jeff said they would have plenty
of parking. There would be 75 spaces in the back, 36 spaces
on each side, which he showed the audience on the Concept Plan.
Matt Brancato - Oswego Town:
He asked if there are going to be 800 students, and they all
have cars, where are friends and relatives going to park if
they come to visit. Jeff said that all students wouldn't have
vehicles, and there still should be spaces for friends and relatives
to park when they visit.
Lee Walker - City of Oswego:
Lee asked if they will have a pilot agreement, and Jeff said
they are still working on that issue.
Randy Farnsworth - Oswego Town:
He wondered how this would affect the livelihood of the local
people as to renting to college students. He indicated that
he feels that the project will be taking students away from
other landlord. Jeff said the apartments will be high class
and somewhat more expensive. There is a market for what they
are offering. They will be very modern, well run, and well maintained.
Greg stated at this rate we will be here until 1:00 am, and
he wants everyone who wants to speak to have an opportunity
to do so. We will have questions and comments from the town's
people for another 10 minutes.
George Baldwin - Oswego Town:
George said he is a representative from Carpenter's Local #747.
He asked who would be building the project. He felt we have
a lot of people in this area who are qualified for construction,
and are unemployed. They should hire some local workers. Jeff
said there will be union labor, and will bring up the issue
of hiring some local people.
Patty McCaffrey - Oswego Town:
Patty questioned the difference between dorms and the proposed
apartments. Jeff explained that in dorms, they have one kitchen
or cooking space in the whole building, whereas in these apartments,
there will be a full kitchen in each apartment.
Richard Semione - Oswego Town:
He asked if United Group is purchasing all of Hagenmayer's property,
and Jeff stated they are purchasing 21 acres.
Mary Lou Cernaro - Oswego Town:
She said the traffic coming from the complex would be horrendous.
It is bad enough with the traffic that goes through the area
now, but it will be worse if the project goes through. Jeff
again said that a lot of the students will be using the bus
to go to classes rather than drive their vehicles. He also said
he would talk with DOT about reducing the speed limit in the
area.
Patty McCaffrey - Oswego Town:
She questioned the fire apparatus and equipment. Jeff said he
will go over all the details with the Fire Department. Kevin
Caraccioli stated the complex will be smoke free and equipped
with a full sprinkler system. It will also be alcohol free.
Jeff said there will be smoke detectors throughout as well.
Dan May - Oswego Town:
Dan asked about the management of the complex. Jeff said their
management will have professional training. They will have a
quality place to live. They won't put up with unruly people
who want to destroy things. He repeated there will be a live
in manager who will be there 24/7, and see that things are up
to par. They plan on being there a long time, and want to keep
the complex in the best of shape
Greg stated we would take a 5 minute break. When we return,
any members of the Town or agencies who have concerns may speak,
and then we will listen to the out of town residents and any
other public.
(After 5 minute break):
Scott Pritchard - Fire Dept. - Oswego Town:
Scott said he is the Chief of the Oswego Town Volunteer Fire
Department. He is aware of the concerns about handling fires,
especially a 4 story building, and our fire apparatus. Deb Jaskula
asked what fire equipment we have. Scott said we have a truck
with an apparatus, and we have other trucks with sprinkling
system. We are getting together with United Group and iron out
these concerns. This is ongoing right now.
Bob Baker - Board Member:
Bob asked what the fire rating is for the fire barriers. Dave
Clemenzi said the rate is a 1 hour, horizontal and vertical.
The roof is a rating assembly also. It is a 1 hour assembly
starting with the ceiling of the top floor with the asphalt
shingle roof, with the sprinkler system.
George Baldwin - Oswego Town:
He said this is an exciting opportunity for the town, and that
we could all benefit from it.
Dan May - Oswego Town:
He said he is opposed to the project. There would be a traffic
problem, as well as noise from late night parties.
Sam Cernaro - Oswego Town:
Sam said he lives about a mile up the road from the proposed
project. He remembers when there was a bar, called Tri-Lions.
He feels someone is going to come in and open a bar near the
development, which would develop more traffic and noise. He
stated he is opposed; that it is the right time, but the wrong
place. He also asked if there would be a zone change.
Greg said as to the zoning question, United Group is requesting
a variance as to height. He pointed out that the Zoning Board,
Planning Board, and Town Board are jointly redoing the current
zoning regulations.
Randy Farnsworth - Oswego Town:
Randy stated he is opposed, and doesn't want the town to get
caught up in the same mess as when the Steam Station was built
with the pilot program. He doesn't want to wind up paying for
the project through taxes.
Tom Dunsmoor - Oswego Town:
Tom was also concerned about taxes being raised because of the
pilot program.
Frank Mazzoli - Oswego Town:
He said he would like to visit a complex that United Group has
built, and he was told there is one in the Finger Lakes Region.
Greg Auleta then opened the floor to the residents of the city
and elsewhere.
Heather Mulcahey - City of Oswego:
She asked if the project would lower our property value. She
said she is opposed to the plan, and handed a Petition to the
Board signed by people opposed to it.
Joe Hutchinson - City of Oswego:
He said he heard this was going to be a multiple family dwelling.
Jeff Smetana explained that the Management of the complex would
be by license, and not by lease, and that multiple people or
families will not reside there. This is for students who are
attending the college. Each student will be licensed for their
individual living quarters.
Tom Tesoriero:
He asked if someone becomes unruly, will you evict him or the
whole floor. He feels the project constitutes a dormitory. Again,
Jeff emphasized that it is going to apartments for students
-not dormitories.
Kevin Caraccoili said there are two points to this meeting.
One is dealing with a use variance, whether it is a dormitories
or apartments. The other is an area variance for height for
the buildings in the complex, and setback requirements. Because
we could not vote because notice was not sent to the City Clerk,
this session is for public comments which is very important
for this Board to gather and make a determination. There will
be a continuation of the public hearing, where everything will
be reviewed again, and this Board in an open session, will debate
and determine the questions and comments. He also said under
the General Municipal Law, Section 239, there is a review process
by the County Planning Board. There are two processes within
the Town. The Zoning Board is dealing with the variances, and
the Planning Board will discuss the Site Plan.
Lee Walker - City of Oswego:
Lee asked if there will be an environmental impact study done.
Kevin said that is part of the whole process. There is a SEQR
application submitted. This will not only be reviewed by this
Board, but the Planning Board, the DEC; NYS Office of Parks,
Recreation and Historic Preservation; Oswego County Dept. of
Planning and Community Development, Oswego County Dept. of Health;
and the Oswego County Soil and Water Conservation District.
If they are involved, they will issue a permit. If they are
interested and not involved, there may be something in their
ruling, but they won't have to issue a permit.
Greg Auleta stated to the audience that there will be a Planning
Board meeting Monday, and they are all welcome to attend that
meeting also. Then we will have a continuance of the Public
Hearing for the Zoning Board of Appeals on April 19th. At that
time we should be in a position to consider the application
for the variance for height, and the set back requirements,
which Wayne, our CEO will go over.
Adjournment:
At approximately 9:15 PM, Tim Anderson made a motion to adjourn
the meeting. Deb Jaskula seconded the motion. All ayes. Motion
carried.
Respectfully submitted,
Marjorie Best,
ZBA Secretary |
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