Date: January 14, 2008
Place: Bradford Public Library
Project: City of Bradford Master Plan
Client: City of Bradford
Time: 7:00 pm – 8:30 pm
MCF No.: 44506002
Attendees:
Lisa Campogiani
Brian MacNamara
John Osborne
Howard Fesenmeyer
Dean Bauer
Diane Dewalt
Sara Andrews
Rick Esch
Kathy Jones
Tina Knowlsen
Jim O’Mara
Simon Tripp, Impact Economics
Roberta Sarraf, Zoning/Planning Consultant
Albert Filoni, MacLachlan, Cornelius & Filoni, Inc.
Ken Lee, MacLachlan, Cornelius & Filoni, Inc.
Amy Maceyko, MacLachlan, Cornelius & Filoni, Inc.
Purpose: To continue retail discussion from the previous meeting and discuss the make-up of commercial zoning districts.
Items Discussed:
1. Ms. Maceyko began by reviewing the notes from the break-out discussions held at the end of the last meeting. Notes posted in a separate document.
2. The oldest store on Main Street is closing. The owner doesn’t have a family successor to take over and he is looking for a buyer. Some consideration is being given to using it as an expansion of the Main Street incubator to involve high school and university students. There would be an eBay component and a need for volunteer mentors. Students would design displays and shoes, sporting goods and clothing would be kept, but not the furniture sales.
3. It takes finesse to help current businesses. Some existing owners don’t think they need help and group marketing hasn’t gotten off the ground.
4. Mr. Tripp commented that there aren’t any anchor stores downtown. Maybe something like a microbrewery could accomplish a few goals at once – providing a destination, create an unusual space and provide a new bar/restaurant.
5. During past visits, the team heard complaints about local bars being dirty. The team was at the Corner Bar today and Mr. Filoni commented that the bar wasn’t dirty. But it was dark and outdated. The students are looking for a place more like the coffee shop.
6. Some would like to see a specialty foods or Whole Foods kind of store on Main Street.
7. The Bradford area is in need of a banquet and meeting facility. There is a lack of flexible space in local buildings and many local, formal events are held up in Olean. There will eventually be some meeting space in the Seneca building. It seems like the Italian Club would be ideal for this kind of facility. It has a lot of square footage and it is in the middle of town. Currently, only the basement is used and the rest sits empty.
8. Charlie's Bar has a new owner and the customers are changing. A renovation is planned and they are beginning to stock specialty beers and wines.
9. Mr. Fesenmeyer asked who would be implementing all of these great ideas when the planning team goes home? Who is going to lead the efforts? Mr. Glesk stated that a group needs to be created that survives after the planning is done to shepherd the action items and keep things going. Mr. Filoni also commented this is a zoning issue. After all of the time spent to develop a new zoning code, the zoning board can't grant every variance that is proposed.
10. It was suggested that there should be a survey on the website to get input and give visitors something to do on the site. The front page should also have concise information about the plan and what is going on. Maybe there could be a monthly update about what's happening in the planning process – like regularly press releases.
11. Ms. Sarraf reviewed the main types of commercial zoning districts. These are described in terms of general character of development, not specific businesses that are permitted or disallowed.
a. Neighborhood Commercial
1. Pedestrian and vehicle oriented development
2. Accommodates small businesses (floor area limitation) on individual lots
3. Customary minimum lot size = 10,000 s.f.
4. Usually 1-story commercial buildings, 1-2 story office buildings
5. Each lot has separate access to the public street
b. Downtown Business District
1. Pedestrian oriented development
2. May include residential uses
3. Accommodates multiple uses in one building or one lot
4. Usually involves small lots, “zero” side yards, minimal front setbacks
5. Often multi-story buildings
c. Highway / General Commercial
1. Vehicle oriented development
2. Accommodates individual businesses on separate lots
3. Customary minimum lot size = 10,000 s.f. to 21,780 s.f. (half –acre)
4. Usually 1-2 story buildings
5. Every lot has separate access to the public street
d. Shopping Center
1. Accommodates “strip centers” or planned shopping centers
2. Includes multiple businesses on the same site, often includes “outparcels”
3. Designed with shared access, shared parking and shared signage
4. Minimizes the number of points of access to the public street
5. All parking is provided on site.
12. The difficult issue is how to rewrite the zoning code for the benefit of downtown. The desire is to foster new business downtown without harming downtown or other neighborhoods in the three municipalities.
13. Mr. MacNamara commented that he likes the R4A commercial zone as a way of maintaining historic housing stock and it is a way to get income from older buildings. There are new internet businesses and new age businesses that don't want traditional office space. One of Mr. Filoni's concerns about the R4A district is the addition of off-street parking to homes to meet the zoning requirements for businesses. It changes the character of the neighborhood and removes trees.
14. The mercantile tax pushes some businesses out to the townships.
15. Ms. Knowlsen commented that keeping East Main Street as R4A is competitive to their building on Main Street and downtown loses the benefit of having a newly renovated office building if the spaces can't be rented. Downtown loses the added population and activation that the Hooker-Fulton building could bring. Mr. Glesk commented that East Main Street residents don't appreciate the conversion of houses to offices. Ms. Dewalt stated that there are East Main Street businesses that would do better business in a condensed commercial area like downtown.
16. Ms. Dewalt spoke about two existing taxes that discourage businesses from setting up shop in the city, and these are both taxes that couldn't be levied today. The mercantile tax is based on gross income and not adjusted gross income. This is a city ordinance. There is also a privilege tax that is discouraging and doesn't apply to all businesses. Mr. Filoni commented that it wouldn’t be enough to just “fix” the zoning ordinance if issues like this still exist as obstacles. The planning team will be meeting with more government officials during the next visit and this is an item that can be broached.
17. Ms. Sarraf asked how West Washington Street should be developed. Should it stay as individual access businesses or have a different character? Should it stay primarily residential?
18. Ms. Knowlsen commented that West Washington is important as a link between the University and downtown. Mr. Glesk would be concerned if West Washington filled up with too many chain businesses. The Elm Street Manager commented that it is important that the area accommodates pedestrians and provides a good transition to downtown and the historic district.
19. The consensus of the group was that West Washington should be primarily commercial and can handle more development, but the development shouldn't spread to the side streets, past the city/Bradford Township border or up Interstate Parkway. Curbs, sidewalks, trees and street lamps would all give West Washington Street a better sense of place and boundaries. Also, it is the gateway into Bradford from the parks and New York, so it is an important view to take pride in.
With no further items for discussion, the meeting was adjourned. The foregoing constitutes the major items accepted by the attendees. If there are any additions or corrections to these minutes, please notify the Architect.
Respectfully submitted,
MacLachlan, Cornelius & Filoni, Inc.
Amy P. Maceyko, AIA, LEED AP