Developers eye opposite corners of Routes 31 and 259 intersection
Two development proposals in the Town of Ogden could mean big changes at the busy Nichols Street (Route 31)/Union Street (Route 259) intersection. During their September 10 regular meeting, members of the Ogden Planning Board were presented with changes regarding a proposed Rite Aid Pharmacy, which would be located at the southeast corner of the intersection, and gave preliminary and final approval for a proposed Dunkin Donuts shop which would be located in the former CAM’s Pizza location.
Bill Paladino of Ellicott Development presented a revised concept for the 14,000 sq. ft. Rite Aid Pharmacy – the anchor for the proposed Spencerport Mixed Use Center covering a little more than 33 acres, and which could eventually house approximately 14 commercial buildings.
Paladino told the Board revisions in the concept site plan set the building back another 20 feet in each direction to allow for more parking in the front. He said additional landscaping including trees is also planned, but did not yet have a comprehensive landscaping plan to present.
He said landscaping will give the site, “a real presence from the intersection.”
Adjustments were also made to the facade. Paladino explained there are now more distinct vertical separations including added dormers on the roofline. He also discussed with board members the use of mixed materials including the use of brick for the exterior.
Paladino said the plan includes curb cuts on Union and Nichols Streets and that Ellicott Development would cover the expense of an additional traffic light or turning lanes, if necessary.
Planning Board member Marc Robinson noted that as the development continues to grow, “the entrances might be too close to the corner.”
At their August 13 meeting, Planning Board members had criticized the concept site plan, noting it did not fit the Master Plan nor conform to what they were looking for in the town’s Historic District.
“It’s a gateway to the town and village,” Planning Board attorney Keith O’Toole told Paladino at that time, and said the project should be sent back to the “drawing board.”
At the September 10 meeting, Planning Board members appeared pleased with the changes. “I like the building better,” member Linda Del Regno said.
Regarding the other major development on the September 10 agenda – the Dunkin Donuts shop with a drive-thru proposed for 2273 Union Street, the former CAM’s Pizza location – Town Engineer John Freel said grading around the back of the building must be addressed as well as an easement for a sanitary sewer. Additionally, the Ogden Zoning Board still has to consider an appeal for a special use permit which would allow for the drive-thru window and an area variance regarding parking.
“Whatever the Board deems appropriate, we are prepared to do,” said Daniel Aureli, an attorney representing Frank Romeo, managing member of Ogden Land Company, LLC. “We don’t want adjoining neighbors to be in any way inconvenienced by the presence of this business. The grading will be done to the satisfaction of the engineer and the Highway Department.”
One resident spoke during a public hearing on the proposal and voiced concerns over traffic at the intersection and the difficulty in exiting the property. He noted the right-on-red at the Route 31/Route 259 intersection makes it very difficult to get a break in traffic. “You have to force yourself out,” he said.
Planning Board member Tom Coburn asked if the fence would be replaced around the back of the property to shut out headlights of vehicles in the drive-thru from neighboring residential properties.
Yes,” Aureli responded, “we will have more than enough canopy … it will be resolved to your satisfaction.”
Frank Romeo addressed concerns over potential noise from the drive-thru, explaining that digital technology now makes speakers more precise and adjusts the volume relative to ambient noise. “The speakers are even quieter at night, he said.
Final approval was given with the condition that concerns of Planning Board members be addressed.
“Whatever you want, we will work it out before we see you again,” Romeo said.
