A proposal to build 52 contractor “flex space” units along Buffalo Road in Gates could bring an adjustable layout for contractor and small business use to a vacant wooded lot. Also, it is drawing concern from neighbors over noise, traffic and wetlands.
The project, led by developer Luis Ribeiro, would construct the flex space units in six buildings on roughly 7 acres of the 22-acre flag lot, located near the I-490 interchange.
The spaces would allow for trades and craftsmen, like plumbers, electricians and carpenters, and indoor storage including RVs. Each 25-foot by 60-foot space would rent for $1,400 a month, Ribeiro said. Each unit would be outfitted with a bathroom, floor drain and optional amenities such as office space.
The entrance to the property is next to to the Abbott’s Frozen Custard and less than a mile from the nearest Home Depot. A flag lot is a parcel with a small access lane which opens into a larger lot behind adjacent parcels.
Concerns about traffic, wetlands and nearby homes
During the Gates Town Board meeting on June 1, the plans for the development, and associated incentive zoning, were discussed at a public hearing. Neighbors to the site relayed their concerns of the use so close to single-family homes along a busy corridor.
Those concerns, from the public and board, included noise from activities on site, traffic on the busy Buffalo Road, a wetland on the property and whether there could be retail or auto repair shops in the spaces. The developer clarified there wouldn’t be retail operations on site, though some clients could meet with contractors or to view products.
Ribeiro already operates a flex space in Ontario, Wayne County, with 20 units in four buildings. Each unit has a large garage door and standard door, with the tenant identified. It’s located behind a small retail plaza with a Dunkin’ and in a commercial area along state Route 104.
There are several different businesses located at the site, which was quiet when the Democrat and Chronicle visited around noon on June 2.
What is incentive zoning?
Gates code allows for the town board to allow projects that don’t align with zoning regulations on a property in exchange for a benefit to the town. In the past, that included allowing a higher density housing project in exchange for repaving at a town park. The benefit can also be a cash payment to the town, placed in a trust fund for amenities.
The incentives that can be granted by the town board include:
To apply for incentive zoning, a developer must submit a letter of intent with a concept plan, a written description of the proposed amenity, the cash value of the proposed amenity and a description of how that amenity benefits the community.
The public hearing is one of the last steps in the incentive zoning process, just before environmental review is conducted. The town board must determine if the State Environmental Quality Review is complete and whether the amenity is sufficient. After that, the board can approve the incentive zoning application.
Gates Town Supervisor Cosmo Giunta said during the June 1 meeting that anyone with suggestions or feedback on the incentive zoning could reach to him via his email, supervisor@townofgates.gov.
This article originally appeared on Rochester Democrat and Chronicle: Gates proposal would bring 52 contractor spaces to Buffalo Road site
Reporting by Steve Howe, Rochester Democrat and Chronicle / Rochester Democrat and Chronicle
USA TODAY Network via Reuters Connect
By Steve Howe, Rochester Democrat and Chronicle | USA TODAY Network
