Planning Board of the Village of Aurora
Aurora, New York 13026

Minutes
Public Hearing, May 12, 2010

Present:  Board Chair Nancy Gil, Pat Bianconi, Frank Zimdahl, and Alan Connors.
Also Present:  Village Clerk Dee Nance, Deborah Brooks, David Brooks, Grace Bates, Jeffrey Blum, Mick Piechuta, Dr. Robert Arleo and Matthew Speredowich.

Gil opened the public hearing at 7:00 PM for a long-form SEQR review of Application #10-04, from Grace Bates for a Bed and Breakfast (Home Occupation) at 444 Main Street, Aurora, NY.

Bates presented her project to the board.  The proposed Bed and Breakfast would consist of two bedrooms and one bath on the second floor, to be rented out to a single family or couple.  Access would be through a private entryway and breakfast would consist of a continental breakfast basket offered upstairs, with access to a microwave, coffee pot and refrigerator on the second floor.

Code Enforcement Officer, Mick Piechuta, stated that a porch railing might be necessary if there are more than two porch steps.  Bates responded that she plans to install a porch railing regardless of whether or not one is required by code.  

Bianconi asked Piechuta if the coffee pot was a code concern.  Piechuta replied that it was not.

Bates drew a picture of her proposed house number sign and explained that the B & B would simply be called, “444 Main Street”.  She intends to put up a website and advertise by word of mouth and referrals from other establishments.

Bates said that she intends to open in a month or two.  Gil responded that Bates can not accept lodgers until her front entrance renovation is complete.

Bates stated that she has spoken with her next-door neighbors and they have expressed no opposition to her plans.

Gil closed the public hearing at 7:10 PM.

Regular Monthly Meeting

Present:  Board Chair Nancy Gil, Pat Bianconi, Frank Zimdahl, and Alan Connors.
Also Present:  Village Clerk Dee Nance, Deborah Brooks, David Brooks, Grace Bates, Jeffrey Blum, Mick Piechuta, Dr. Robert Arleo and Matthew Speredowich.

Gil presented the April 14, 2010 minutes to the board.  A motion of acceptance was made by Bianconi; seconded by Connors.  Motion carried 4:0.

Announcements:  Gil reported that she and Zimdahl attended a Cayuga County Planning Board workshop on Agricultural Districts.

Gil reported than Ann Balloni has been appointed to replace William Maloney who resigned his position in April.  

Old Business – Application #10-04 from Grace Bates for a Bed and Breakfast at 444 Main Street.  Gil established the Planning Board as lead agency for the SEQR review and conducted a line-by-line review of the SEQR form submitted by the applicant.

A few changes were made by the board and initialed by Bates.  The Planning Board concluded that the proposed Bed and Breakfast will not result in any large or important impact, and, therefore, is one which will not have a significant impact on the environment, therefore a negative declaration will be prepared. 

Gil asked for approval of a Special Permit for Application #10-04 for a Bed and Breakfast at 444 Main Street.  A motion of acceptance was made by Zimdahl; seconded by Connors.  Motion carried 4:0.

New Business – Application # 10-02 from Dr. Robert Arleo for an addition, remodeling and landscaping at 281 Main Street.  Mr. Arleo presented his project to the board.  He plans to put in a new roof system to create a second floor, add a front porch and new windows.  The existing deck will be removed and replaced. The steep slope in the back yard will be graded to make it less steep and may require a riser on the manhole in the back yard.  Gil asked if the applicant would have to pay for the riser and Piechuta replied that “yes” it would be the applicant’s responsibility.

Gil requested a grade elevation of the north side of the home as it is very close to Dorie’s.  Arleo replied that the re-grading of the site is not integral to the project.  He asked to leave it off the project and apply for permission to address the steep slope at a later date.  Gil expressed reservations about this plan, as she wants to avoid segmenting the project.

The board reviewed Section 903 of the Village Zoning Law, particularly 903-B Sketch Plan Conference.  Gil concluded that the Planning Board has a clear enough understanding of the project based on this sketch plan conference.  She also did not believe a SEQR would be necessary even though the home is in the historic district.  Gil noted that the CPP has granted approval to the planned renovation.

The board agreed that Dr. Arleo should return to the Planning Board next month with complete construction drawings that will include a re-grading of the slope.  The plans must be stamped architectural drawings with a raised seal.  

Gil stated that a special permit will be required for the earth filling and grading, and that a site plan is required.

Zimdahl initiated a conversation regarding performance bonds and whether the board could request them from applicants.  Piechuta replied that a contractor’s liability insurance could be tapped to finish an abandoned project.  Piechuta said that if we wanted to ask for performance bonds from applicants this would have to be written into the Village Zoning Law.  Discussion and a review of the law ensued.  Gil stated that she thought a section on performance bonds was already included in the law and directed the board to review Section 904.F of the Village Zoning Law.  The law states that a Certificate of Occupancy cannot be issued “until all improvements and utilities shown on the site plan are installed, or a sufficient performance bond has been posted for improvements not yet completed”.  This did not completely satisfy Zimdahl’s query as to whether the board or code enforcement officer could request a performance bond at the beginning of a project.  

 A motion of adjournment was made by Connors; seconded by Zimdahl.  Motion carried 4:0.  The meeting adjourned at 8 PM.

The next meeting will be Wednesday, June 9, 2010 at 7:00 PM.  

Respectfully submitted,

Dee Nance
Village Clerk